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Township of Larder Lake
Official Plan
Approved by Council on August 22, 2017
MINISTER'S MODIFIED VERSION
APPROVED WITH MODIFICATIONS BY THE MINISTRY OF MUNICIPAL AFFAIRS
Modifications represented through red bold text additions and strikethrough text deletions.
Modification number added in superscript corresponds with Decision.
Township of Larder Lake - Official Plan
August 22, 2017
Page 2
MINISTER'S MODIFIED VERSION
August 2018
Township of Larder Lake Official Plan
Table of Contents
Introduction .................................................................................................................................... 4
Basis of the Official Plan ................................................................................................................ 6
Purpose of the Official Plan ......................................................................................................... 10
Goals of the Official Plan .............................................................................................................. 11
Objectives of the Official Plan ..................................................................................................... 12
Community Development ............................................................................................................ 14
Urban Settlement Area ........................................................................................................................... 14
Residential Area .................................................................................................................................. 14
Commercial Area ................................................................................................................................ 17
Industrial Area ..................................................................................................................................... 20
Parks, Open Space and Waterfront Area ............................................................................................ 22
Public Service Facilities ....................................................................................................................... 25
Larder Lake Rural Area ............................................................................................................................ 27
Rural Area ........................................................................................................................................... 27
Rural Recreational Residential Area ................................................................................................... 33
Rural Recreational Commercial Area .................................................................................................. 36
Waste Management Area ................................................................................................................... 37
Minerals Area ...................................................................................................................................... 38
Economic Development ............................................................................................................... 41
Healthy Community ..................................................................................................................... 44
Natural and Man-Made Hazards ................................................................................................. 46
Natural Hazards ....................................................................................................................................... 46
Environmental Impact Study .............................................................................................................. 46
Habitat of Endangered and Threatened Species ................................................................................ 47
Significant Wildlife Habitat ................................................................................................................. 47
Significant Wetlands ........................................................................................................................... 48
Fish Habitat Area ................................................................................................................................. 48
Significant Areas of Natural and Scientific Interest ............................................................................ 48
Township of Larder Lake - Official Plan
August 22, 2017
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MINISTER'S MODIFIED VERSION
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Flood Plans .......................................................................................................................................... 49
Wildland Fire ....................................................................................................................................... 49
Physical Constraints ............................................................................................................................ 50
Man-Made Hazards ................................................................................................................................. 50
Contaminated Sites ............................................................................................................................. 50
Noise and Vibration ............................................................................................................................ 51
Mine Hazards ...................................................................................................................................... 51
Cultural Heritage and Archeology ............................................................................................... 54
Well Head and Source Protection ................................................................................................ 56
Infrastructure ............................................................................................................................... 60
Energy, Air Quality and Sustainability ......................................................................................... 66
Planning Tools .............................................................................................................................. 68
Interpretation ............................................................................................................................... 75
Township of Larder Lake - Official Plan
August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
Township of Larder Lake Official Plan
1.0
Introduction
Larder Lake (population 730 - 2016) is a culturally diverse community that has
experienced population growth over the last five years. Although not substantial
growth, the north is predominately declining in population, and it is therefore exciting
for a community of its size. is It's vision continues to be the:
diversification and strengthening of its economic base;
improvements and maintenance of the quality of community services and
housing types; and
developing a positive visual image while maintaining a high quality of life closely
linked to its community setting.
The community is historically dependent on the mining industry. While this industry has
declined for many years, renewed exploration and the potential for two mines in the
area, provide optimism for revitalizing the local economy. Exploration activity is
ongoing in McGarry Township and the potential exists to generate a demand for more
than 100 new jobs when these mines become operational. This provides an opportunity
for Larder Lake to share the opportunity for meeting the housing needs, other
community services and filling part of the labour force requirements for new mines.
Larder Lake is a community very much oriented to the outdoors and whose visual
image is enhanced by its scenic setting along the shoreline of Larder Lake. The
community enjoys an extensive system of snowmobile and ATV trails which connect to
other communities. Hunting and fishing are common activities and big game is very
much evident in the area. The protection of environmentally sensitive areas is
important to the vitality of the economic growth around the tourism industry.
Larder Lake is a safe community for children and adults alike and this atmosphere is
conducive to raising families.
The Official Plan sets out the community's vision for the next twenty years. The Plan
sets out the framework for economic diversification, supports business retention,
provides for a flexible approach to home-based businesses while protecting and
conserving natural resources and features. Positive growth will require an adequate
land supply. This will be met through the development or redevelopment of existing
lots of record within the Urban Settlement Area. This includes lands needed to create
an identifiable and healthy commercial core and commercial areas along Highway 66.
In providing for broader opportunities for residential development, the Plan establishes
policies for lakefront residential development on Larder Lake and Benson Lake, while
Township of Larder Lake - Official Plan
August 22, 2017
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August 2018
recognizing existing development on St. Anthony Lake. The Township also intends to
expand the municipal marina on Larder Lake and add camp sites and boating docking
areas to the Raven Beach Park as a means of making the community a chosen
destination for tourists.
Community improvement initiatives have, and will continue to play a role in future
development. The Township has been successful in the adaptive reuse of a
decommissioned school site, which has been fully redeveloped as a multi-use public
facility. It is home to the Town Offices, Council Chambers, Library, Gymnasium, seniors
room and Early Years Centre.
The Plan provides for a full range of housing types, with an emphasis on affordable
housing. Affordable housing for seniors is viewed as essential in encouraging retirees to
remain in the community.
Water is a precious resource for sustaining health and as an aesthetic attraction to
community development. The Plan incorporates a wellhead protection strategy.
Township of Larder Lake - Official Plan
August 22, 2017
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August 2018
2. Basis of the Official Plan
2.1. Growth and Settlement
The Plan is based on sustaining and growing the existing population of 730 (2016), and
retaining existing businesses and the range of existing social, health care, recreational
and cultural services essential to a community of this size. With the potential for mining
development and initiatives to diversify the economy through tourism, Larder Lake has
the potential for positive population growth. A planned population target of 775 in
2029 is projected based on current growth trends. However aggressive economic
development may realize greater population growth. Should greater population growth
become expected, the Township should consider implementing a Secondary Plan to
properly address this growth. The target population and/or accelerated growth can be
fully supported by the surplus capacity the community has for water, sewer and waste
disposal.
Larder Lake's settlement pattern is almost exclusively urban and this pattern will
continue to predominate. Consideration will be given, however, to the feasibility of
limited lakefront recreational development in the Rural Area to complement existing
development.
2.2. Land Supply
A twenty-year (20) residential land supply of 230 vacant serviced lots suitable for about
160 developable lots (through lot consolidation) is available as urban infill and will be
adequate to meet the population target. The projected need is currently limited (e.g.
approximately one (1) to two (2) housing starts a year over the planning period).
Careful monitoring of supply will be essential in the advent of mining development.
Over 100 additional unserviced lots are available in the Killarney subdivision west of
Town and a large vacant block of land west of Manitoba Street and South of Highway
66 could also be developed for urban residential development over the long-term.
The long-term supply for commercial development will be met through development of
some existing serviced lots of record along Godfrey Street and Highway 66.
The community is host to a number of institutional and public service facilities (e.g.
library, medical centre and local government buildings). The community has developed
parks and playgrounds and open space areas in the Urban Settlement Area and is
developing plans to expand the waterfront through the addition of eight (8) boat slips
and improvements to the marina and beach area. Additional institutional or public
service facilities are not required to meet projected growth in the community in the
short-term. However, with an aging population, the need for additional services for
seniors will continue to evolve.
Township of Larder Lake - Official Plan
August 22, 2017
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The basis for the industrial land supply would be met though lands designated for
industrial development on the western periphery of the Urban Settlement Area north
of Highway 66. The majority of the land is owned by the Township and can be divided
appropriately for any range of industrial uses. The development of the mine properties
for mineral operations and other rural resource-based activities (e.g. forestry, mineral
aggregates) would also add to the economic base.
2.3. Housing
There is a limited range of housing types available in the community as ninety-two
point nine (92.9) percent of the housing stock is single detached dwellings (2006
census) and consequently, there is a need to increase the supply of medium and higher
density housing to meet the needs of those entering the housing market and those
retiring and downsizing. Housing for seniors is required as a basis for enhancing Larder
Lake as a retirement community. The basis of the Plan is to provide a full range of
housing types and densities to meet a range of income groups and to provide for
affordable housing for seniors and families. The housing supply will be met almost
exclusively through residential intensification.
2.4. Infrastructure
The community has an adequate uncommitted capacity for municipal water (fifty [50.0]
percent residual capacity) and sewage services (fifty [50.0] percent residual capacity).
With a projected residual capacity of five (5) years for waste disposal services, the
Township is in the process of purchasing the landfill to proceed with proper
applications to expand the residual capacity.
With some exceptions, the built-up area of the Urban Settlement Area is serviced with
municipal water and sewage services. Carter Crescent and the Raven Beach Park are
serviced by municipal water only, while the lands on the north side of Highway 66 and
the Killarney subdivision, both on the west side of the Urban Settlement Area have
been developed on private services. The Rural Area of the Township is also dependent
on on-site individual (private) water and sewer systems. The intent of the Plan is to
provide for infill and minor rounding out of existing development1 on partial services
and development on full services where they exist subject to no negative impact1. The
network of Township roads is adequate and is subject to a program of regular
maintenance and reconstruction. Highway 66 serves as a main street for the
community while Highway 624 provides a convenient cross-country connecting route
to south Timiskaming. There are several private roads in the Township which provide
access to recreational residential development on Larder Lake, Benson Lake and St.
Anthony Lake. New private road development is not anticipated.
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August 22, 2017
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August 2018
The Township has numerous resource access roads (logging) which are not a municipal
responsibility and are not intended to be designated as access routes to development.
Alternative 'green' energy resources will be investigated as a means to offset existing
high energy costs in the community.
2.5. Public Service Facilities
The Township operates a fire service out of a fire station located in the Urban
Settlement Area. A new emergency services building is in the process of being
constructed. Fire suppression is a shared responsibility and the Township is negotiating
a fire services agreement with the Ministry of Natural Resources and Forestry (MNRF).
The Ministry is responsible for non-structural fire suppression except where the lands
are easier accessed by the Township. The Township also provides services in the Urban
Settlement Area and along Highway 66. The Township also has Mutual Aid Agreements
with adjacent municipalities.
2.6. Economic Development
The diversification of the economic base is essential to the long-term economic
prosperity of Larder Lake. The Official Plan builds on the potential for mining and
resource development and the development of waterfront facilities designed to
stimulate tourism. The Plan also reinforces a number of initiatives including:
community improvement and a property standards strategy designed to
improve the visual image of the community;
upgrading the municipal marina on the Larder Lake waterfront;
expanding and upgrading Raven Beach Park;
developing the community as a tourism destination;
providing a flexible approach to home-based business development in meeting
the needs for local commercial services;
encouraging mining development; and
pursuing a business retention strategy.
2.7. Natural and Human-Made Hazards
Living with nature is a fact of life in Larder Lake and the intent of the Plan is to protect
significant natural heritage features or areas which have been identified as provincially
or locally important. Features include Larder Lake and St. Anthony Lake which are both
cold water lakes and are included on the list of Inland Ontario Lakes Designated for
Lake Trout Management, numerous areas of moose habitat, habitats of species of
concern and/or endangered species, a diversity of unclassified wetlands, fish spawning
Township of Larder Lake - Official Plan
August 22, 2017
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and nesting sites and the recognition of two (2) provincial parks and a conservation
reserve.
No development has occurred within any known floodplains or on lands with any
significant development constraints or mine hazards. Past mining activities have left a
legacy of some twenty-five (25) mine hazards including tailings beds and mine workings
associated with former mines. The basis of the Plan is to ensure that reasonable
setbacks are established for development adjacent to water bodies, to direct
development away from steep slopes or unstable soils, and to establish suitable
separation distances from conflicting land uses, and most particularly, to ensure that
the development or redevelopment of lands near former mine sites are safe.
2.8. Cultural Heritage
The basis of the Plan is to establish a protocol for conserving archaeological resources
in the advent of major development proposals and for the conservation of other built
heritage resources and cultural heritage landscapes. This includes the recognition of
the community's mining and forestry heritage and the potential designation of
buildings under the Ontario Heritage Act.
2.9. Resource Management
While the area has an abundance of natural resources, as can be seen in Schedules "C"
of the Official Plan, existing development does not encroach on any of these resources.
Well over ninety-five (95.0) percent of the land base of the Township has been
identified as having high mineral potential, a reflection of the legacy of the community
as a mining camp. An estimated five (5.0) percent of the same land base is host to
mineral aggregate resources of high, medium and low quality. Mineral aggregate
resources are located along the western border of the Township and are generally
remote from any development. Forestry activities are also evident in the Township. The
Plan identifies areas of mineral potential, areas of mineral aggregate resources and sets
out a strategy for source protection of water given the dependence of groundwater for
the domestic water supply and the location of the municipal well southwest of the
Urban Settlement Area. While the Township acknowledges that the Official Plan does
not apply to Crown Lands, which occupy two-thirds of the land base, land use planning
decisions by Crown agencies are expected to be undertaken in consultation with the
Township.
Township of Larder Lake - Official Plan
August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
3. Purpose of the Official Plan
The purpose of this Official Plan is to set out goals, objectives, policies and
implementation measures for development in the Township of Larder Lake for the next
twenty years (2009-2029) while having regard for the effects on the social, economic
and natural environment of the Township.
Township of Larder Lake - Official Plan
August 22, 2017
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4. Goals of the Official Plan
To achieve a compact and energy efficient land use pattern that optimizes the use of
available or planned infrastructure (roads, water, sewage, waste disposal, utilities) and
public service facilities (schools, health care, recreation and cultural facilities, fire, police
and emergency services). Electricity systems, public service facilities and infrastructure
are to be coordinated and integrated with land use planning in order to remain
financially viable over their life cycle.
To achieve densities and development standards which are cost effective and
compatible with the prevailing character of the Urban Settlement Area and to provide
an adequate supply of housing to meet a range of housing needs.
To provide for the long-term prosperity of Larder Lake through policies which encourage
new business and tourism development, community improvement, the retention of
existing businesses and which supports activities, programs and measures for sustaining
a healthy community and a preferred retirement area.
To provide policy direction on appropriate measures for the assessment and possible
implementation of alternative sources of energy in conjunction with ensuring that
measures are taken to improve air quality and the community's sustainability.
To manage the community's renewable and non-renewable resources (e.g. forestry,
mineral and mineral aggregate), water, natural heritage and cultural heritage resources
in a responsible manner through the development of policies, tools and practices
designed to identify, protect, conserve, enhance or utilize these resources over the
short and long-term and which provide for the transition to other land uses where a
non-renewable resource has been depleted.
To safeguard the public and the natural environment from natural and human-made
hazards (i.e. flooding hazards, mine hazards) through the development of policies, tools
and processes to identify, evaluate, prevent or protect against such hazards.
To make decisions affecting land use planning matters which are consistent with the
Provincial Policy Statement.
Township of Larder Lake - Official Plan
August 22, 2017
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August 2018
5. Objectives of the Official Plan
To provide and maintain an adequate supply of land for residential uses, employment
uses (commercial, industrial), institutional uses, public service facilities, parks and open
space uses to meet projected growth and development demands for the planning
period of 20 years (2009-2029).
To provide for a full range of housing types and densities, as well as to provide for
affordable housing designed to meet demographic and market requirements of current
and future residents of Larder Lake, particularly retirees, while maintaining at all times
at least a ten-year (10) supply of land designated and available for new residential
development and a three-year (3) supply of lots in draft and/or registered plans. All
designs of new subdivisions are to take into account the potential impacts on climate
change.
To designate land uses in the Urban Settlement Area which will accommodate
development and redevelopment, having regard for the health, safety, convenience and
needs of the present and future population.
To allow development where it can be adequately serviced within the existing capacity
or planned expansion, upgrading or improvement of public service facilities (municipal
administration, fire, police, health care, educational, health care, recreational, cultural
and social services) and infrastructure (water, sewage, stormwater, roads and waste
disposal).
To maintain and enhance public infrastructure, including water, sewage, stormwater,
roads, waste disposal and active transportation routes, for future generations.
To protect sensitive land uses (dwelling, health care and educational facilities) from
incompatible land uses and to avoid or resolve existing land use conflicts.
To conserve the environmental quality of the natural environment through sustainable
land use planning decisions.
To protect the air quality of the community while encouraging alternative energy
sources and a sustainable community.
To conserve and protect natural heritage features and areas and the attributes of the
natural landscape, such as the skyline, in the design, development and maintenance of
land uses and land use activities.
To protect and conserve cultural heritage resources, which includes archaeological sites,
built heritage resources and cultural heritage landscapes.
Township of Larder Lake - Official Plan
August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
To provide the land use planning framework to sustain existing employment and
encourage and stimulate new economic development.
To support sustaining measures for the development of mining, forestry and pit and
quarry resources as keystone to the health of the economy.
To expand the recreational resource of Larder Lake for sport fishing, boating and aquatic
activities through the continued development of the waterfront.
To institute measures for the evaluation of known or potentially contaminated
(brownfield) sites and their restoration to a condition suitable for reuse, development or
redevelopment.
Township of Larder Lake - Official Plan
August 22, 2017
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August 2018
6. Community Development
6.1. Larder Lake Urban Settlement Area
The Urban Settlement Area of Larder Lake as shown on the Urban Settlement Area
Plan, Schedule "A" shall be the primary focus of future growth, development and
redevelopment within the Township. The expansion of the settlement area boundary
may only occur if it is justified through a comprehensive review. The Township intends
to monitor growth with the intent that 60% or more of residential lot creation will
occur within the Settlement Area.2
The land use pattern shall be made up of a mix of land uses which consist of specific
land use designations including a Residential Area, a Commercial Area, an Industrial
Area, and a Parks, Open Space and Waterfront Area. Other land uses or features may
be common to all land use categories depending on their characteristics or servicing
requirements such as infrastructure and areas having natural hazards.
6.1.1. Residential Area
6.1.1.1.
Permitted Uses
On lands designated as Residential Area on the Designation Plan, Schedule "B",
residential uses permitted shall include a full range of housing types and
densities appropriate to a small urban-centred community. These include single
and two-unit dwellings, row or town houses, boarding houses, apartments,
retirement homes, bed and breakfasts, group homes and crisis housing (e.g.
temporary residence for persons requiring emergency shelter). Garden suites, as
defined in the Planning Act, may be permitted by a Temporary Use By-law. An
apartment-in-a-house may be permitted where appropriately zoned. Permitted
uses in the Residential Area include public service facilities.
Secondary residential units are permitted in detached, semi-detached, and
rowhouse dwellings, and in detached structures that are ancillary to a dwelling
on the same lot containing a single residential unit, so long as the regulations
under the Zoning By-law and Building Code, and all other applicable law are met.
Accessory uses may include a home-based business. Accessory buildings and
structures to any of the foregoing uses shall be permitted. Other uses may
include public service facilities such as parks, playgrounds, place of worship,
schools and utilities.
6.1.1.2.
Planning Principles
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August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
a. The lot size and frontage must be adequate for the intended use. The intent
of this Plan is to provide for the consolidation of small undersized residential
lots created as part of the original Urban Settlement Area into larger, more
suitable building lots. Minimum lot sizes will be set out in the Zoning By-law.
b. The lot shall be serviced with municipal water, sewage, stormwater and
waste disposal services having adequate capacity to service the
development. A Servicing Options Report may be required for new
residential development. Infilling and minor rounding out of existing
residential development on partial servicing will be permitted on Carter
Crescent where provided that site conditions are suitable for the long-term
provision of such services with no negative impacts.3
c. The lot shall have frontage on and direct access onto a public road
constructed to municipal standards.
d. Housing types and densities may be segregated to maintain compatibility and
consistency in the character of the area in which they are located. A senior's
residence should be located closer to public service and commercial facilities.
Approximately seventy-five (75.0) percent of the housing should be
developed as low density (singles, two-unit housing), while twenty-five (25.0)
percent should be allocated for medium and higher density. The Township
will endeavor to ensure that twenty-five (25.0) percent of the housing is
made affordable to low and medium income households. Affordable is
defined as a household paying less than 30 percent of their gross monthly
income on rent or mortgage. Council will work collaboratively with partners,
such as the Timiskaming District Social Services Administration Board
(DTSSAB), as a strategy to deliver affordable housing for seniors and families
where market rents may not be achieved. Council can review the
opportunities under Community Improvement to assist in achieving this
objective.
e. As a target, the available land supply for residential purposes should not be
less than thirty (30) lots/units at all times. The minimum supply target for the
planning period is fifty (50) lots/units. The Township will maintain a minimum
ten-year (10) supply of land available for residential development and a
three-year (3) supply of land suitably zoned to facilitate immediate
residential development.
f. Land development shall generally be by Plan of Subdivision. This shall not
prevent land division by Consent on infill lots or blocks or where Consents
will facilitate development within the Urban Settlement Area.
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August 22, 2017
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g. Land development shall occur in a contiguous and compact fashion through
infill on existing lots of record and by minor rounding out development which
optimizes the use of existing or planned infrastructure. Intensification will
meet virtually all of the anticipated housing demand for the foreseeable
future. The adaptive reuse of decommissioned schools for housing will be
encouraged.
h. Where a draft plan of subdivision is proposed adjacent to a provincial
highway, road rights-of-way within the subdivision shall be set back from
existing and planned highway corridors to the satisfaction of the Ministry of
Transportation (MTO).
i. A bed and breakfast establishment may be permitted in a single detached
dwelling provided there is an adequate area for parking and health unit
approvals, where required, are obtained.
j. Home-based businesses may be permitted as an accessory use in either the
principle dwelling or an accessory building, provided that the use is legal,
that the use is clearly secondary to the residential use, does not create a
nuisance to neighbours (i.e. noise, traffic, signs), and that adequate parking is
available.
k. Group homes are generally defined as a single housekeeping unit in which
three (3) to ten (10) persons, excluding supervisory or operating staff, live
together under responsible supervision and which is licensed and/or
approved under provincial statutes and comply with municipal by-laws. The
Township may establish a registry for group homes. Group homes will be
permitted in the Residential Area.
l. Retirement homes or continuum-of-care facilities may be established in the
Residential Area as a measure to meet the housing needs for seniors in the
community.
m. Public service facilities will be recognized as complimentary features to
residential neighbourhoods, including places of worship, parks, playgrounds,
community hubs, government services and utilities.
6.1.1.3.
Implementation Measures
a. The Township will zone lands to control the types and densities of housing,
accessory uses and non-residential uses in the Residential Area. The
Township may enact a Temporary Use By-law for a garden suite. The
Township may also enter into an agreement to control the occupancy of the
garden suite.
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August 22, 2017
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August 2018
b. The Township may use Site Plan Control for larger multiple housing projects
and for group homes. Site plan and zoning controls may be used to mitigate
the impacts of non-residential uses on adjacent residential uses (e.g.
increased setbacks, landscaping, and screening). They may also be used to
mitigate the impacts on adjacent waterbodies, natural heritage features, and
other environmental features. Measures may include, but are not limited to,
setbacks from environmental features and restrictions on vegetation
removal.
c. Tree planting will be encouraged on vacant rural municipal properties and for
new and existing developments (as part of the Plans of Subdivision, Plans of
Condominium, Consent, Minor Variances and Site Plan Control processes).
d. The Township may take advantage of Provincial and/or Federal Housing
Programs to facilitate the delivery of affordable housing in conjunction with
the District of Social Services Administration Board (DTSSAB) and/or other
non-profit organizations.
e. Residential development may occur through intensification and the
redevelopment or retrofitting of non-residential buildings.
6.1.2. Commercial Area
6.1.2.1.
Permitted Uses
On lands designated as Commercial Area on the Designation Plan, Schedule "B"
permitted uses shall include a full range of retail, personal service uses,
automotive, recreational and resort commercial uses. Highway commercial uses
which serve the travelling public and support tourism will be directed to frontage
on Highway 66. Commercial recreational uses will be encouraged in the
Waterfront Area which is designed to service aquatic activities (e.g. marina,
eateries).
Any development located within the Ministry of Transportation's (MTO) permit
control area is subject to MTO review and approval prior to the issuance of
entrance, building and land use permits.
Except for an automotive use, accessory residential uses may be permitted in the
same building as a permitted commercial use. Other uses may include places of
worship. Accessory buildings and structures to any of the foregoing uses shall be
permitted.
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August 22, 2017
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August 2018
6.1.2.2.
Planning Principles
a. The lot size and frontage must be adequate for the intended use. This should
include provision for parking, loading, landscaping, outside storage and
potential future expansion of any commercial use.
b. The lot shall be serviced with municipal water, sewage, stormwater and
waste disposal services having adequate capacity to service the
development. A Servicing Options Report may be required for new
development.
c. The lot shall have frontage on and direct access onto a public road
constructed to municipal standards.
d. The intent of this Plan is to provide for the development of an identifiable
downtown along Godfrey Street and to cluster highway commercial uses.
e. A compact form of development will be encouraged in the downtown of
Larder Lake which as the character of a conventional 'main street' and
creates a sense of place that is inviting to the public.
f. The main street will be planned for vehicular and pedestrian access.
Streetscaping may include on-street parking, wide sidewalks which are
accessible for those with disabilities, street furniture (benches, waste
receptacles), pedestrian-scale lighting and landscaping.
g. The emphasis on commercial development in the heart of downtown should
be retail stores. Accessory residential uses are permitted to the rear of the
main floor, or the upper-storeys of buildings located on Godfrey Street.
h. Auto-oriented and tourism services should be directed to frontage on
Highway 66. Accessory residential uses should also be permitted within the
Commercial Area along Highway 66, so long as it does not detract from
existing commercial, and from future investment into the commercial sector.
i. All development along Highway 66 and 624 is subject to the approval of the
Ministry of Transportation (MTO). Studies may be required to assess traffic
impacts, requirements for entrances, setbacks, illumination and storm
drainage, and additional matters as appropriate. Where lots have frontage
on a Township road, access will be directed to the Township road.
j. Highway Commercial uses should be limited to lots of large size having
generous frontage on the highway and should be readily accessible to the
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August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
passing motorist. Minimum lot sizes and frontage shall be established in the
Zoning By-law.
6.1.2.3.
Implementation Measures
a. The Township will zone lands to control the types and densities of
commercial development.
b. The Township may use Site Plan Control to ensure high quality development
and to provide for buffering or landscaping between commercial and
residential uses.
c. Complete applications may include the requirements for studies to satisfy
traffic safety and servicing concerns with respect to provincial and municipal
interests.
d. In the design and development of the downtown, urban design principles
may be used to achieve the following objectives:
Conserving views and vistas of Larder Lake;
Providing pedestrian linkages connecting the downtown to the
waterfront and the downtown to residential neighbourhoods.
Sidewalk linkages will include crosswalks where required and be
designed for barrier-free access;
Designing street light and site lighting for night-time visibility for
pedestrians and motorists;
Orienting buildings to take advantage of solar gain and encouraging
energy-efficient construction;
Incorporating landscaping features to enhance the visual appeal of
the downtown. Landscaping should include street furniture such as
benches, waste receptacles and bicycle racks;
Making provision for snow storage;
Provide for planned snowmobile access to lodging, fuel, repair and
eating facilities;
Conserving the architectural heritage;
Avoid temporary and other uses or activities on the south end of the
downtown which detract from the visual appeal and functions of the
Waterfront Area;
Locate loading and service areas to avoid negative visual and nuisance
impacts on nearby residential areas and the waterfront.
Council may use the Planning Tools in Section 14 of this Plan to
achieve urban design objectives or criteria set out above.
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6.1.3. Industrial Area
6.1.3.1.
Permitted Uses
On lands designated Industrial Area on the Designation Plan, Schedule "B" a full
range of industrial uses are permitted. Within the Urban Settlement Area,
industrial uses will be restricted to areas which will not conflict with sensitive
land uses based on the Ministry of the Environment and Climate Change
(MOECC) Guidelines D-6-1 Industrial Categorization Criteria and D-6-3 Separation
Distances.
Conversion of land designated as Industrial Area will not be permitted unless
justified through a comprehensive review.
Accessory buildings and structures to any of the foregoing uses shall be
permitted.
6.1.3.2.
Planning Principles
a. The intent of this Plan is to recognize existing industrial development and
vacant, industrially-designated properties on the western periphery of the
Urban Settlement Area and the potential mineral mining operations
elsewhere in the Township. New mineral mining operations or the further
development of mineral mining operations will be subject to the Mining Act
and Environmental Assessment Acts, respectively and to the requirements of
Guidelines D-6-1 - Industrial Categorization Criteria and D-6-3 Separation
Distances, imposed by the Ministry of the Environment and Climate Change
(MOECC). The Guidelines will also apply to ancillary operations and uses to a
mineral mining operation. Mining exploration activities are recognized where
they are permitted under the Mining Act. Expansion of the mineral mining
operations beyond the current area or the establishment of new operations
will require an amendment to this Plan. The cessation of mining activities or
changes of industrial uses will be subject to periodic review by the Township
and may trigger an amendment to the Plan.
a. The lot size and frontage must be adequate for the intended industrial and
ancillary use(s). This should include provision for parking, loading,
landscaping, outside storage and potential future expansion of any industrial
uses.
b. The lot shall be serviced with water, sewage, stormwater and waste disposal
services having adequate capacity to service the development. Council's
intent is that the Industrial Area on the north side of Highway 66 be
developed on full municipal water and sewage services, but recognizes that
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MINISTER'S MODIFIED VERSION
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private on-site services may be provided for dry-industries only (e.g. uses in
which only the disposal and treatment of domestic waste of employees is
permitted). A Servicing Options Report may be required for new
development.
c. The lot shall have frontage on and direct access onto a public road
constructed to municipal or provincial standards, whichever is applicable.
d. New industrial development shall comply with the recommended minimum
separation distances set out in D-6 - Compatibility Between Industrial
Facilities and Sensitive Land Uses, Ministry of the Environment and Climate
Change (MOECC), namely: Class I - 20 m, Class II - 70 m and Class III - 300 m.
The minimum separation distance may be increased subject to the results of
technical studies. Distances shall normally be measured between the lands
designated as Industrial Area and the closest committed or proposed
sensitive land use(s). An exception may be made for any on-site separation
distance on the industrial property where the intervening activities do not
present any adverse effects on a sensitive land use (i.e. employee parking,
landscaping, buffer area).
e. An influence area describes an area where an adverse effect from an industry
may be experienced by an adjacent land use. Development of an industrial or
land use within an influence area may only be permitted where technical
studies (e.g. noise and vibration, dust, odour) indicate the absence of a
problem or where it can be mitigated or prevented. The influence areas set
out in the Ministry of the Environment and Climate Change (MOECC)
Guidelines are: Class 1 - 70 m, Class II - 300 m and Class III - 1,000 m except
where studies result in a reduced influence area distance.
f. Outdoor storage, parking, loading, waste receptacles, lighting and signage
shall be visually screened (e.g. fence, vegetation) or appropriately located in
a way as to not negatively affect residential properties or other sensitive land
uses.
g. No industrial uses shall be permitted in the Wellhead Protection Area which
are prohibited uses.
6.1.3.3.
Implementation Measures
a. The Township will zone lands to control the types and densities of industrial
development.
b. The Township may use Site Plan Control to ensure high quality development,
to provide for on-site servicing (for dry industry uses) and to provide for
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MINISTER'S MODIFIED VERSION
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buffering, storage, parking, lighting or landscaping between industrial uses
and other land uses. Other objectives of site plan control can include, but are
not limited to, appropriate site drainage and stormwater management,
compatibility with existing development, good visual facades, landscaping
along the highway and any municipal roads, especially where structures and
parking areas are on proximity to the highway/road.
c. The Township will establish a protocol for consultation with the Ministry of
Northern Development and Mines (MNDM) on technical and other concerns
related to mineral mining operations and their impacts on other land use
activities in the Township.
6.1.4. Parks, Open Space and Waterfront Areas
6.1.4.1.
Permitted Uses
Parks, playgrounds, sports fields and open spaces are areas designed and
developed for the public for recreation, leisure, fitness and aesthetic
appreciation. These areas may also serve as habitat areas and linkages for
wildlife. They are essential to a healthy community. Within lands designated
as Parks, Open Space and Waterfront Area on the Designation Plan, Schedule
"B" the scope of permitted uses shall include parks, playgrounds, sports fields,
recreational trails, walkways, public beach areas, boat launches, marina,
campgrounds, conservation areas and reserves, stormwater management
facilities, cemeteries, golf courses and open space. Recreational trails and
habitat areas need not be designated on the Designation Plan. Passive
recreation areas may also provide for the conservation of cultural heritage
resources.
The Waterfront Area is intended to be further developed as a destination for
tourists and as a major leisure and recreation area for residents. Council
intends to expand the marina, associated service facilities and to create the
waterfront as a linear parkway area readily accessible to users. Commercial
recreational uses are also permitted, subject to a Zoning By-law Amendment,
where the proposed use is compatible with surrounding land uses and the
design and development of the waterfront. Such uses may include eateries,
boutiques and marine service uses.
Accessory buildings and structures to any of the foregoing uses shall be
permitted.
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6.1.4.2.
Planning Principles
a. Parks and Open Space Areas should be adequately sized to accommodate
user needs with provision being made for their potential expansion. Where
applicable, provision shall be made for adequate parking.
b. Where ancillary facilities to a Park or Open Space Area include the need for
water or sewage disposal services, the lot shall be serviced with water and
sewage services having adequate capacity to service the development. On-
site individual water and sewage disposal may be permitted for Parks and
Open Space Areas outside the Larder Lake Urban Settlement Area where
they comply with the relevant legislation. A Servicing Options Report based
on Ministry of the Environment and Climate Change (MOECC) Guideline D-5
will be required before Council will consider new development outside the
Urban Settlement Area on individual water and sewage services. The lot shall
also be designed for stormwater management and, where applicable, waste
disposal services.
c. Facilities designed for public use should have access from a public road.
d. Lands for Parks and Open Space Areas may be acquired through parkland
dedication and land acquisition (including the acquisition of Crown land).
e. The intent of this Plan is to conserve and add to the system of recreational
trails for single and multi-use. Single use passive trails for walking, hiking and
cross-country skiing shall be restricted to non-motorized uses.
f. Larder Lake intends to be a snowmobile and four-wheel off-road friendly
community. Controls will be imposed, however, to protect the Residential
Area from undue motorized traffic. Trail crossings of Highway 66 and
Highway 624 require the approval of the Ministry of Transportation (MTO).
Trails running along MTO right-of-way will not be permitted.
g. It is the intent of this Plan that provision will be made for maintaining public
access to water bodies, particularly Larder Lake, through the provision and
maintenance of boat launches, boat slips, parking and public beach/open
space facilities.
h. The municipal marina is an important water access point to Larder Lake.
Council's intent is to expand this facility to include boat slips. The associated
parking area may be designated for accommodating those who have water-
access only lots on Larder Lake. The Waterfront Area may also include
commercial recreational uses oriented to aquatic activities, subject to a
Zoning By-law Amendment. The development of the waterfront will exclude
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MINISTER'S MODIFIED VERSION
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temporary and other uses or activities that detract from the visual appeal
and function of the waterfront as a tourist destination and important
community amenity.
i. Particular care will be taken to protect the water quality of Larder Lake in
planning and developing lakefront services. Council may impose controls on
fuel storage and refueling activities and other activities which may have an
impact on water quality.
6.1.4.3.
Implementation Measures
a. Lands may be acquired through parkland dedication under the Planning Act
(Five
[5.0]
percent
for
residential
or
Two
(2.0)
percent
for
commercial/industrial). The Township reserves the right to require cash-in-
lieu of parkland dedication where the subject lands do not constrain any area
suitable for recreational purposes, sufficient area to be practical for parkland
or trail purposes, or where there is already sufficient parkland in the vicinity
to meet the recreational needs of existing and future residents of the
neighbourhood.
b. The Treasurer of the Township shall each year, on or before the date
specified by Council, give Council a financial statement relating to the cash-
in-lieu of parkland dedication special account, and make the financial
statement available to the public. The financial statement shall contain
information as specified under subsection 42(17) of the Planning Act.
c. The Township would consider the conveyance of land located in a floodplain
or otherwise constrained area only in circumstances where the recreational
needs of residents in the existing or future neighbourhood are met through
the dedication of sufficient lands outside the floodplain or poorly drained
area.
d. Lands will be appropriately zoned to distinguish the types or use of permitted
uses in the Parks, Open Space and Waterfront Area. Site Plan Control may be
used for the development of recreational commercial facilities, marinas and
similar ventures.
e. Council may use community improvement in the redevelopment or
improvement of Parks, Open Space and Waterfront Areas.
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MINISTER'S MODIFIED VERSION
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6.1.5. Public Service Facilities
6.1.5.1.
Permitted Uses
Public service facilities shall include a municipal administration building, fire
station, police services, school, municipal recreational facility, health care facility
and municipal complex. Public service facilities are permitted in all urban land use
designations as set out in Schedule "B" of the Designation Plan, excluding the
Industrial Area.
Accessory buildings and structures to any of the foregoing uses shall be permitted.
The intent of the Plan is to recognize the variety of public service facilities in the
community.
6.1.5.2.
Planning Principles
a. The lot size and frontage must be adequate for the intended use. This should
include provision for parking, on-site traffic circulation, loading, landscaping
and potential future expansion of any public service facility. Parking facilities
may be shared among two (2) or more facilities.
b. The lot shall be serviced with municipal water, sewage, stormwater and
waste disposal services having adequate capacity to service the
development.
c. Points of access to a public road may be designed to serve one (1) or more
uses. Access points and on-site traffic movements should be designed to
facilitate the flow of traffic and access for fire protection purposes.
d. The Township will support the co-location of public service facilities in
community hubs, where appropriate, to promote cost-effectiveness and
facilitate service integration and active transportation.
e. In designing the facilities consideration should be given to pedestrian
linkages in an attempt to encourage walking and cycling among and between
facilities and the community, particularly for youth.
f. Facilities will be integrated with parks, open space areas and recreational
trails, wherever feasible.
g. The design of new facilities or expansions to existing facilities shall ensure
that proper separation distances from incompatible land uses are maintained
or adequately mitigated.
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MINISTER'S MODIFIED VERSION
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6.1.5.3.
Implementation Measures
a. The Township will zone lands to control the types and densities of public
service facilities.
b. The Township will apply for funding, when possible, to assist in the
construction or maintenance/repair of public service facilities.
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MINISTER'S MODIFIED VERSION
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6.2. Larder Lake Rural Area
The Larder Lake Rural Area as shown on the Designation Plan, Schedule "B" shall be in
areas where the scope of permitted uses shall relate primarily to the management or
use of resources, resource-based and other recreational activities, limited lakefront
residential development, limited residential development and other rural land uses
typically located in a Rural Area. Since close to two-thirds of the Rural Area is Crown
Land, the Province is largely responsible for resource management and the regulation
of land use activity. New land development will be based on a cooperative and
coordinated approach between the Province and the Township where the disposition
of Crown Land is required for future development purposes. Indigenous interests
Aboriginal and treaty rights4 will also be considered.
6.2.1. Land Use Pattern
The land use pattern of the Rural Area shall be made up of five (5) land uses which
consist of specific land use designations including:
Rural Area;
Recreational Residential Area;
Recreational Commercial Uses;
Waste Management Area; and
Minerals Area.
6.2.2. Rural Area
Within the Rural designation, there are various uses that can take place, and several
human and man-made hazards that are identified on Schedules "C", "D" and "E",
which have policy within this Official Plan that must be adhered to.
Development will only be considered where individual on-site services can be
provided on the condition that site conditions are suitable for the long-term
provision of such services with no negative impacts5i in accordance with Ministry
of the Environment and Climate Change (MOECC) guidelines.
Limited Residential5ii development is permitted in the Rural Area so long as the
development is compatible and does not require the introduction of municipal
services. New development and lot creation will only be considered where there is
access, as defined in the Zoning By-law, and no undue pressure put on existing
infrastructure on municipal services including the extension of road networks. New
development in areas that may impact mining operations, aggregate resource
extraction operations, mineral extraction operations, forestry operations and
recreational opportunities shall be discouraged.
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MINISTER'S MODIFIED VERSION
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Urban5iii residential lot creation in the Rural Area, whether by severance or by Plan
of Subdivision, will be carefully controlled limited5iii to ensure that the Urban
Settlement Area remains the focus of new development. Lot sizes shall not be less
than 0.8 hectares (2 acres).5iii
Hunt and fish camps are considered to be structures for short term accommodation
(i.e. weekends or during hunting and fishing season) and are distinguished from
cottages which are intended for vacations and more extended periods of
occupation. Hunt and fish camps shall be permitted in the Rural Area of the
Township where arrangements are made for sewage disposal and where access can
be obtained. Council does not intend to provide services to hunt and fish camps.
6.2.2.1.
Mineral Aggregate Resources
Lands identified as Mineral Aggregate Resource on the Natural Hazards Plan,
Schedule "C" are lands identified by the Province as having granular material (sand
and gravel), which have not been tested. The intent of this Plan is to ensure that
they are protected for resource development in the future. The scope of permitted
uses should be reserved for mineral aggregate operations, asphalt and concrete
plants, mineral aggregate processing facilities and administration buildings or
structures, wayside pits or quarries, forestry use conservation use, peat extraction
and associated accessory uses. Accessory buildings and structures to any of the
foregoing uses shall be permitted.
The following regulations should be considered when a mineral aggregate
extraction facility is being considered:
a. On Crown Lands, approvals for pit and quarry operations, including wayside
pits and quarries, shall remain within the jurisdiction of the Province.
b. A separation distance and an influence area shall be established as a means
to avoid incompatible land uses. The influence area is determined using the
Ministry of the Environment and Climate Change (MOECC) Land Use
Compatibility Guidelines under D-1 and/or D-6, where impacts may occur or
be experienced from mineral aggregate operations. Consequently, the intent
of the policy is to determine the impacts and to assess whether they can be
mitigated (within the influence area) to an appropriate level when measured
against provincial standards. The assessment of impacts and the feasibility of
locating a sensitive land use closer to a mineral aggregate operation or vice
versa shall be determined through a Technical Report conducted by a
qualified professional. Specific buffer distances, setbacks, and other
mitigation measures should be determined by the Report in complying with
the Ministry of the Environment and Climate Change's (MOECC) D-6 Series
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MINISTER'S MODIFIED VERSION
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Guidelines on Land Use Compatibility. A Noise/Vibration Impact Assessment
shall be required if located near sensitive land uses, as per Publication NPS
300: Environmental Noise Guidelines, Station and Transportation Sources -
Approval and Planning.
c. Private mineral aggregate businesses should be subject to Site Plan Control.
This will keep the businesses operating in a safe and environmentally
responsible manner and should the Ministry of Natural Resources and
Forestry (MNRF) in future designate the Larder Lake Area under the
Aggregate Resources Act, each of these business operating in this manner
will have a much easier time meeting the "grand-fathering" requirements
during the initial period. The MNRF will provide comment on Site Plan
Control Agreements prior to having them passed at Council.
d. Non-mineral aggregate resource uses will not be permitted adjacent to or in
known deposits of mineral aggregate resources where they would preclude
or hinder the establishment of new operations or access to the resource
unless it is demonstrated that the resource use would not be feasible, or the
proposed land use development serves a greater long-term interest and
issues of public health, public safety and environmental impact are
addressed. Ministry of the Environment and Climate Change (MOECC)
Guidelines D-1 and D-6 will be utilized to determine land use compatibility.
e. Lands which are depleted shall be progressively rehabilitated and final
rehabilitation shall accommodate subsequent and surrounding land use(s) or
a sequential natural resource use. Land use compatibility shall be considered
as well as the interim nature of extraction activities.
f. Wayside pits and quarries, portable asphalt plants and portable concrete
plants used on public authority contracts shall be permitted, without the
need for an Official Plan Amendment, rezoning, or development community
planning6a permit under the Planning Act, in all areas except those areas of
existing development, or particular environmental sensitivity which have
been determined to be incompatible with extraction and associated
activities.
g. Extraction shall be undertaken in a manner which minimizes social and
environmental impacts.
h. No mineral aggregate operations shall be permitted within 1.0 kilometre (0.6
miles) from a wellhead protection area.
i. Mineral aggregate operations will be protected from activities that would
preclude or hinder their expansion or continued use or which would be
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August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
incompatible for reasons of public health, public safety or continued use or
environmental impact.6b
6.2.2.2.
Agricultural Uses
There are no lands utilized for agricultural purposes or identified as prime
agricultural lands in the Township. However, the intent of this Plan is to permit
agriculture-related uses and on-farm diversified uses in the Rural Area, provided
they do not conflict with sensitive land uses. Farm operations of varying types and
sizes; including personal and commercial uses, will be permitted.
a. The Township recognizes the importance of a healthy agricultural industry
and supports the following initiatives:
The preparation and compliance with nutrient management plans;
The use of best management practices;
The protection, restoration and management of natural areas such as
woodlots, wetlands, streams and river valleys;
On-farm energy production as a source of farming operations;
Secondary uses.
b. All farm operations and buildings, and all non-farm uses and structures
permitted by the agricultural policies of this Plan shall comply with the
Minimum Distance Separation (MDS) I and II formulae in effect at the time of
development in order to minimize odour conflicts between livestock and
manure facilities and development.
c. The MDS I shall not apply to the following:
An existing non-farm residential habitable7ai use which is destroyed
by a catastrophic event proposed for reconstruction7aii provided that
the replacement building is of the same category (Type A or Type B
as per the MDS Guidelines) and that it is7aiii not built closer to the
livestock facility than before the event.
The expansion of an existing residential dwelling.
Accessory structures to a residential dwelling.
An existing vacant lot of record zoned to permit a residential use.
Where there are four or more existing non-farm uses closer to a
livestock facility and in immediate proximity to a proposed new lot for
a residential use provided the location of the proposed lot is not
located closer to the livestock facility than the four or more existing
non-farm uses.7iv
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MINISTER'S MODIFIED VERSION
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d. The MDS II shall not apply to the following:
Any existing livestock facility which is destroyed by a catastrophic
event provided the building is not built closer to the residential use
than before the event and if the construction does not result in a
higher value for odour, nutrient units or manure or material.
To the portions of a livestock facility where livestock are not normally
present for a long enough time for substantial amounts of manure to
accumulate.
For the purposes of applying MDS in this Plan, a cemetery shall be
classified as a Type A land use where it is closed and receives low
levels of visitation, otherwise a cemetery shall be classified as a Type
B land use, and MDS I and II shall not apply to any development
and/or expanding livestock facility in a Settlement Area.
e. A reduced setback may be permitted where there are four or more existing
non-farm uses closer to a livestock facility than the proposed development
or dwellings and those four or more non-agricultural uses, residential uses
and/or dwellings satisfy the conditions identified in MDS Guideline #12.7b
The scope of agricultural-related uses and on-farm diversified uses and the
requirements for compliance with the MDS will be set out in the Township's Zoning
By-law.
6.2.2.3.
Forestry and Timber Resources
A significant portion of the Township's land area is covered by forested land. It is
the policy of the Council to recognize the importance of forests as a renewable and
sustainable resource within the Township and the benefits of forestry to the health
of the economic base. This includes recognition and encouragement for timber
harvesting and silviculture activities of commercial timber operators licensed by the
Ministry of Natural Resources and Forestry (MNRF) or the management of forests
by private property owners or the Township.
Where feasible, the Township will work with the Ministry of Natural Resources and
Forestry (MNRF), forestry companies and foresters to promote sound forest
management practices within the Township. Working with the established Forest
Management Planning process, Council may request additional buffers along water
bodies and roadways as a measure to protect visual values throughout the
Township. Council will request buffers along water bodies and roadways as a
measure to protect the ecological functions of river valleys and the ecosystem and
visual values of tree lines along roads and property lines throughout the Township.
At present, the buffer between forestry activities and the lakes in the Township is
120.0 metres (400 feet).
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MINISTER'S MODIFIED VERSION
August 2018
Council will encourage the establishment and maintenance of forested corridors
and greenbelt areas throughout the Township.
Council recognizes that other land uses may co-exist with timber operations and
such uses including outdoor recreation, eco-tourism, trapping, indigenous land use
activities and land uses related to the exercise of Aboriginal and treaty8, shall be
permitted as complementary activities.
6.2.2.4.
Killarney Subdivision
The Killarney Subdivision is a longstanding rural subdivision which is partially
developed. The intent of the Plan is to permit further limited residential
development within this subdivision. Council will use the deeming provisions of
Section 50 (4) of the Planning Act to consolidate lots such that they are of an
adequate size to permit development on individual on-site services. Council will also
ensure that any new development will not create incompatible land uses with the
designated Industrial Area on the north side of Highway 66. Reference to the
Ministry of the Environment and Climate Change Guideline D-6 should be reviewed
to determining the criteria for compatibility.
6.2.2.5.
Station Road
The Township of Larder Lake owns a large portion of a subdivision located to the
northeast of the Urban Settlement Area. It is the intent of the Township to proceed
with the deeming of a certain number of lots to enlarge the properties for rural
recreational development. The roads within the subdivision, although owned by the
Township, are not to be maintained by the Township until such time as the roads
have been brought up to municipal standard. For the duration of this Plan, the
extension of municipal services, such as water, sanitary and sewer services will not
be permitted.
A Servicing Options Report based on Ministry of the Environment and Climate
Change (MOECC) Guideline D-5 will be required before Council will consider
permanent9 development in this area. Development in the Station Road
subdivision will comply with sections 6.2.1, 6.2.2 and 12.3 of this plan9.
6.2.3. Recreational Residential Area
6.2.3.1.
Permitted Uses
On lands designated as Recreational Residential Area on the Designation Plan,
Schedule "B" the permitted uses may include seasonal and limited10 year-round
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MINISTER'S MODIFIED VERSION
August 2018
residential uses having a minimum level of municipal services, such as road
maintenance, garbage pickup and emergency response.
The intent of this Plan is to provide for recreational residential development on
lands designated on the Designation Plan, Schedule "B" or through an Official Plan
Amendment where the principles for this type of development can be met. This
type of development is viewed in part as an economic development initiative.
Although year-round development is permitted in Rural Areas, the Urban
Settlement Area shall be the focus of growth and the development of year-round
residential dwellings.
6.2.3.2.
Planning Principles
a. Areas for Recreational Residential development include Larder Lake, Benson
Lake, Beaverhouse Lake and St. Anthony Lake. As a condition of the
development, Council may require a Lake Management Plan and/or a Lake
Capacity Assessment. Communal sewage/water servicing is an option, where
feasible (MOECC Guideline D-5), in accordance with MOECC Guideline D-5
on the condition that site conditions are suitable for the long-term
provision of such services with no negative impacts11a. The Lake
Management Plan may be used to determine suitable areas for development
based on any or all of the following components:
Determining the development capacity of the lake: Development will
not be permitted which leads to a decline in water quality. Lake
capacity will be determined through the use of the Lake Capacity
Model as set out in the Ministry of Environment and Climate Change's
(MOECC) Lakeshore Capacity Assessment Handbook, which may be
amended from time-to-time or by using other methodologies as
deemed acceptable by MOECC.
Undertaking a shoreline assessment to determine the most suitable
sites for residential lots and to rule out any archeological resources
that may be present on property (i.e. slope, soil type and cover,
vegetation cover, drainage, conservation of fish habitat and other
sensitive habitat, archeological resources).
Conserving natural heritage features and areas: An Environmental
Impact Assessment will be required to assess the impact of
development on any natural heritage feature or area.
Lot sizes: lot sizes shall not be less than 0.8 hectares (2 acres).
On-site water and sewage disposal: Lots shall be self-sustaining from
servicing standpoint and are to be developed on the condition that
site conditions are suitable for the long-term provision of such
services with no negative impacts11b. Clusters of more than five (5)
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MINISTER'S MODIFIED VERSION
August 2018
lots must be suitable for servicing over the long-term and are subject
to a Hydrogeological and Water Supply Assessment Study. The most
up-to-date phosphorus removal technology will be required.
Providing for access: Access shall be by a road constructed to an
acceptable municipal standard.
Determining the feasibility of providing utilities (i.e. hydro,
telephone). Alternative energy systems will be permitted.
Determining the demand for specific uses such as recreational
residential development.
Conservation or protection of natural resources: the location of
recreational residential development should not interfere with the
potential access to or development/extraction of natural resources
such as minerals and mineral aggregates.
Clusters of more than five (5) lots developed by a plan of subdivision
will be subject to an Archaeological Assessment.
Lake Management Plans may be undertaken at the initiative of Council, by the
proponent of development or as a joint initiative including property owners
and lake associations.
Conversions from commercial to residential uses may be permitted where
Council is satisfied that there is sufficient lake capacity to accommodate the
conversion, as determined using the Lake Capacity Assessment Handbook, as
amended from time-to-time, or other tools as acceptable to MOECC, in order
to support conversion from commercial to residential. Other requirements
are that the access road meets an acceptable standard for year-round use and
that the sewage disposal system is adequate. Council may require studies to
support an application for rezoning and may require a development
agreement as a condition of approval to govern such matters as the location
of buildings and sewage disposal facilities, the design and development of
pathways or an access to the water, the conservation or reinstatement of
vegetation and the features of the natural shoreline, and the provision of
road access and entrance to the property. Recreational residential
development may also be designated as an area of Site Plan Control.
b. On lands designated for Recreational Residential Area on the Designation
Plan, Schedule "B", the lot size and frontage must be adequate for the
intended use.
c. It is the intent of Council to generally require the establishment and/or
retention of a natural vegetative buffer within 30 metres, across the width of
the lot, except for an amenity area 9 metres in width measured parallel to
the shoreline. Vegetation may also be removed immediately around any
existing dwelling and proposed addition to a dwelling.
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d. When considering compatibility of recreational lots with any mineral and
aggregate sites, or industrial sites in the vicinity, MOECC guidelines D-1 and
D-6 shall be referenced.
e. The lot shall be serviced with water and sewage disposal systems which are
suitable for the long-term provision of such services on the condition that
site conditions are suitable for the long-term provision of such services with
no negative impacts and in accordance with Ministry of the Environment
and Climate Change (MOECC) D-5 Guideline11c. This may require a
Hydrogeological and Water Supply Assessment Study designed to assess the
potential risk to groundwater. Reference shall be made and development
shall conform to Ministry of the Environment and Climate Change (MOECC),
Guideline D-5-4, Technical Guideline for Individual on-site sewage systems:
Water Quality Impact Risk Assessment, in undertaking the appropriate
assessment. Approval of new lots developed on individual on-site sewage
services shall include sufficient off-site reserve sewage system treatment
capacity to service the development shall be required.
f. The characteristics of the lot should include slopes not exceeding six (6.0)
percent, sixty (60.0) percent mature vegetation coverage, soil and
overburden suitable for the installation of a sub-surface sewage disposal
system and locations which hare directed away from significant fish habitat,
wildlife habitat and wetland areas. If slopes exceed six (6.0) percent, a Slope
Stability Report shall be required.
g. The lot may be developed as a water access only lot, but shall otherwise have
frontage on, and direct access onto:
a public road constructed to municipal standards; or
a private legal right-of-way leading to a public road constructed to
municipal standards; or
another means of access that the Township deems acceptable.
Provisions shall be made for parking at a suitable water access point for water
access lots through a lease, zoning or other long-term arrangements satisfactory
to the Township.
h. Development will be prohibited on lands adjacent to a water body where the
water body has reached or may reach its development capacity except where
one (1) or more of the following conditions exist:
The tile fields on each new lot are set back at least 300.0 metres
(984.0 feet) from the high-water mark of the lake;
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August 22, 2017
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The tile fields on each new lot are located such that it would drain
into the drainage basin of another water body which is not at
capacity;
To separate existing, habitable buildings which were included in the
original capacity calculation, each having a separate sewage disposal
system, provided that the land use would not change.
i. In considering applications for waterfront development, Council shall ensure
that cultural heritage significant archaeological11d resources both on shore
and in the water are not adversely affected conserved11d. Council will require
satisfactory measures to mitigate any negative impacts on cultural heritage
resources11d.
j. On lands designated Recreational Residential Area on the west shoreline of
Marjorie Lake, the Crown Land component of the proposed development
shall not be designated Recreational Residential Area until the lands have
been disposed (transferred) by the Crown.
6.2.4 Recreational Commercial Uses
6.2.3.3.
Permitted Uses
On lands to be developed as Recreational Commercial, the scope of permitted uses
shall include a range of uses that principally serve the tourist trade, such as lodging
facilities, motels and resorts, recreation facilities, golf courses, parks and facilities
related to boat traffic such as marinas, docks, fly-in and outfitting services,
campgrounds and recreational vehicle parks and accessory uses including
accommodation for the proprietor and staff.
6.2.3.4.
Planning Principles
a. Recreational commercial uses should be located on lots which are
adequately sized to accommodate user needs. Where applicable, provision
shall be made for adequate parking. The proponent shall demonstrate that
the proposed location is well suited for the intended use(s) by considering
such matters as follows:
that sites that are amenable to designing with nature, topography
and the landscape,
that consideration is given for energy conservation and minimizing
the ecological footprint, and
that accessibility for users and persons with disabilities is addressed.
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The location of recreational commercial development should not interfere
with the potential access to or development/extraction of natural resources
such as minerals and mineral aggregates. Development of recreational
commercial uses shall be by amendment to the Zoning By-law.
b. Development will not be permitted where the impact exceeds the
development capacity of an adjacent water body. Council may require the
proponent to prepare a Lake Capacity Assessment as justification for the
proposed use(s).
c. Facilities which cater to the public should have access from a public road but
may be developed as water access only where Council is satisfied that a
water taxi or shuttle services and adequate shoreline parking can be
provided, also that emergency and evacuation services will be provided.
d. The lot shall be serviced with water and sewage disposal systems which are
suitable for the long-term provision of such services. This may require a
Hydrogeological and Water Supply Assessment Study designed to assess the
potential risk to groundwater. Reference shall be made and development
shall conform to Ministry of the Environment and Climate Change (MOECC),
Guideline D-5-4, Technical Guideline for Individual On-Site Sewage Systems:
Water Quality Impact Risk Assessment, in undertaking the appropriate
assessment. Approval of new lots developed on individual on-site sewage
services shall include sufficient off-site reserve sewage system treatment
capacity for hauled sewage. Stormwater and waste disposal services having
adequate capacity to service the development shall be required.
e. Sewage disposal systems shall be set back 30.0 metres (98.4 feet) from the
high water mark. Shoreline features and vegetation shall be left in their
natural state for the first 30.0 metres (98.4 feet) from the lake except for a
pathway or access to the lake (i.e. a dock). Pruning and maintenance of
health and vegetation is strongly encouraged. Larder shore activity areas may
be established for recreational commercial uses provided that clearing along
the shoreline does not exceed thirty (30.0) percent of the shoreline frontage.
6.2.5. Waste Management Area
6.2.5.1.
Permitted Uses
On lands designated as Waste Management Area on the Man-Made Hazards Plan,
Schedule "D" the scope of permitted uses shall include landfill and recycling
facilities and sites, septage haulage and disposal sites, waste materials haulage and
disposal sites and sewage treatment facilities.
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Accessory buildings and structures to any of the foregoing uses shall be permitted.
It is also the intent of the Township to keep and expand the existing recycling
program. The location of a Waste Management Facility shall only be considered
where the use is compatible with surrounding land uses as determined through the
applicable Ministry of Environment and Climate Change (MOECC) Guideline (i.e.
Guideline D-2 Compatibility between Sewage Treatment and Sensitive Land Use, or
Guideline D-4 Land Use On or Near Landfills and Dumps).
6.2.5.2.
Planning Principles
a. All waste must be disposed of at an approved waste management facility.
Existing active or new sites (public or private) may only be operated,
expanded or closed in accordance with current provincial environmental
standards and approvals. Site development shall make provision for the
progressive rehabilitation and reuse of the site.
b. Waste management systems may include facilities for recycling, composting,
hazardous waste control, transfer sites and ancillary activities operated in
accordance with a valid Certificate of Approval. New sites, sites for septage
disposal and transfer stations will require an amendment to this Plan and will
require approval under the Environmental Protection Act. Provincial and
municipal approvals will be required for the hauling and disposal of waste
materials and sewage and septage. Prohibited wastes shall include nuclear
wastes, hazardous or pathological wastes. Sites may include transfer sites
used for the temporary storage of waste materials. The Township will
monitor the impact of sites to ensure that there are no off-site adverse
impacts.
c. The Township will use an Influence Area determined by the Ministry of the
Environment an Climate Change (MOECC) D-1 and D-6 guidelines for
requiring impact studies and will establish provisions in the Zoning By-law or
use Site Plan Control to establish an appropriate separation distance from an
active or closed landfill site from the boundary of the licensed footprint.
Within an Influence Area, which may be considered as a study area, factors
to be considered in assessing whether development proposals for any land
uses should be approved include, but are not limited to, landfill generated
gases, ground and surface water contamination by leachate, odour, litter,
vehicle traffic, dust, noise, vectors and vermin, and visual impact. These
matters shall be addressed in a Technical Report prepared by a qualified
professional. Existing lots of record may be exempted within the influence
area provided a potable water supply is available on-site and the lands are
not affected by any leachate migration.
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Where development is proposed within the distance identified in the
Ministry of the Environment and Climate Change Guideline D-4 or another
guideline, the specific influence area of the stabilization pond may need to
be determined based on the size of the pond. The extent of the influence
areas and any associated technical studies will be based on MOECC
Guidelines12.
d. Closed or inactive sites, whether public or private, may be used for other
purposes subject to meeting requirements of the Environmental Protection
Act. In general, no buildings or other uses shall be made of land or land
covered by water which has been used as a waste management facility
within a period of twenty-five (25) years from the year in which the site was
closed without prior approval of the Minister of the Environment. Closure
plans should provide for the progressive rehabilitation of the site.
6.2.6. Minerals Area
6.2.6.1.
Mineral Potential
Areas of Mineral Potential are not shown on any schedules since the entire
Township is recognized as an area having high mineral potential. The intent of this
Plan is to encourage geological surveys, exploration, development and mineral
production within the Township. In mining sequence, it is also the intent to ensure
the proper closure and rehabilitation of depleted mines or mineral mining
operations prior to any subsequent land use. All mineral mining operations will be
undertaking in compliance with the Mining Act and other relevant legislation.
Mineral mining operations will be protected from activities that would preclude or
hinder their expansion or continued use or which would be incompatible for
reasons of public health, public safety or continued use or which would be
incompatible for reasons of public health, public safety or environmental impact.
However, the Township will seek the cooperation of the mining industry in
minimizing or avoiding adverse impacts of mineral mining operations in and
around the built urban form or on lands designated or proposed for recreational
residential or recreational commercial uses and to this extend intends to achieve
the best balance between mining in Larder Lake and the development of a healthy,
livable and safe community. More specifically, on lands designated as Residential
Area, Commercial Area, Recreational Residential Area or used for Recreational
Commercial purposes, mineral mining operations will be limited to exploration
activities. Mineral mining operations involving the development and operation of a
mine may only be permitted subject to an amendment to this Plan within these
designations. In areas not designated for such development, a Technical Report will
be required to substantiate the need for non-resource related development within
or adjacent to known areas of mineral potential.
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New or expanded mining operations and exploration activities should incorporate
reasonable operational protocols and mining techniques to mitigate the impacts of
drilling, blasting and other related activities on any adjacent sensitive land uses and
other land uses. For the purposes of this Plan, mineral mining operations are
considered to be a Class III industry and are subject to the Ministry of the
Environment and Climate Change's (MOECC) Guidelines D-1 and D-6 in applying
separation distance and influence area requirements. The actual influence area will
be determined by technical studies as required by the guidelines and the Mining
Act.
A Noise/Vibration Impact Assessment as per Publication NPS 300: Environmental
Noise Guideline, Stationary and Transportation Sources - Approval and Planning
shall be required for all new and/or expanding mineral operations if located near
sensitive land uses.
When considering new operations or expansion of existing operations, Council
shall conserve cultural heritage resources by requiring satisfactory measures to
mitigate any negative impacts on cultural heritage resources 13.
Rehabilitation to accommodate subsequent land uses will be required after
extraction and other related activities have ceased. Progressive rehabilitation will
be undertaken where feasible.
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7. Economic Development
7.2. Introduction
Larder Lake's size, its traditional reliance on one (1) or two (2) industries and its strong
cultural character provide it with a sense of community that offers a number of
opportunities and some challenges for the community's goal of social and economic
diversification. The intent of this Plan is to set up a supportive framework for building
community capacity to identify and seize diversification opportunities. The Township's
website is intended to be used as a reference for information about the community,
economic development opportunities, realty listings and Council information and
initiatives.
7.3. Goals for Economic Development
The goals of economic development are:
Respect and build on the unique history and character of Larder Lake;
Maximize
communication,
cooperation
and
collaboration
within
the
community;
Work with surrounding communities in support of economic development
efforts;
Improve the economic outlook of the Township of Larder Lake;
Work towards creating tourism attractions and activities;
Work towards services and activities that support a retirement community;
Promote the development of jobs in the community and retain existing jobs to
the greatest extent possible, as resources are available;
Provide a range of affordable high quality services for people of all ages;
Generate trust and unity throughout the community;
Improve the lifestyle of residents; and
Continue to improve community infrastructure
7.4. Diversification Initiatives
7.4.5. Community Improvement
Community improvement will provide for the upgrade of municipal infrastructure
(roads, water, sewer, sidewalks, etc.) and public service facilities such as the
adaptive reuse of Larder Lake Public School as a multi-purpose public building as a
key public sector investments. Incentives may be provided to facilitate and
encourage private sector investment in the rehabilitation and retrofitting of
housing and commercial buildings. Property standards will be emphasized as a
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August 2018
measure to improve the visual image of the community and as a means to sustain
the assessment base.
7.4.6. Tourism and Related Business Opportunities
This strategy will provide for building a market which builds on the natural and
developed attributes of the area such as the Larder Lake Waterfront, Raven Beach
Park, indigenous heritage, sport fishery and aquatic activities on Larder Lake,
snowmobiling and ATV trails and other services that will focus on the natural
beauty and ecological attributes of the area such as Larder River Provincial Park,
East Larder River Bedrock Conifer Conservation Reserve and Gem Lake Maple
Bedrock Provincial Park as well as passive outdoor recreation (e.g. canoeing). In
recognizing the importance of accommodation within the community, this Plan
supports the bed and breakfast industry and the expansion of accommodation
services. Finally, the Township proposes to expand the municipal marina on the
Larder Lake Waterfront.
7.4.7. Motorized Recreational Activity Tourism
A well-developed snowmobile industry and ATV/off-road vehicle activities use well
established trail systems in and around Larder lake. The intent of the Plan is to
recognize the importance of the trail system for its tourism and economic value,
keeping in mind issues of public health and safety and the protection of the
environment.
7.4.8. Senior's Retirement Community
The strategy is to provide for the development of housing and services oriented to
seniors and the development of a retirement community.
7.4.9. Township Beautification Program
The visual image of a community has an indelible impact on visitors as well as
residents. The strategy is to use property standards as a backdrop to encouraging
community pride in maintaining properties, buildings and structures. The Township
can use Site Plan Control as an opportunity to further improve the visual identity of
the community.
7.4.10. Business Retention
The intent of this strategy is to retain the scope of existing businesses and services
within the community and to encourage public support of the local business
community.
7.4.11. Home-Based Businesses
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August 2018
The policies of this Plan are intended to support entrepreneurs in developing
home-based businesses that can provide needed services to residents that cannot
be supported in a conventional commercial setting.
7.4.12. Mining
Economic diversification includes Larder Lake continuing as a receptive community
for mineral mining operations and also in providing housing, commercial,
educational, health care, social and recreational services for other mineral mining
operations in the area.
7.4.13. Recreational Residential and Recreational Commercial Development
The potential exists for attracting retirees to the community through providing
housing and recreational commercial services that focus on the cultural and scenic
amenities of the area. This Plan provides the impetus for the development of this
concept from a land use standpoint.
7.5. Implementation Measures
Implementation is dependent on community leadership through Council in carrying out
these initiatives. The Community Development policies of this Plan are intended to
provide the land base for supporting these and potential other initiatives, although it is
recognized that amendments may be required for unanticipated land use activities.
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8. A Healthy Community
8.2. Goal
To build on existing attributes in sustaining Larder Lake as a healthy and safe
community.
8.3. Strategy for a Healthy Community
The following components make up the strategy for sustaining a healthy community for
Larder Lake. These components will be considered by Council and the community in
making land use and other decisions affecting the day-to-day life of the community.
Components of a healthy community consist of:
Making recreational facilities available at affordable rates to users and
instituting timetables that make those facilities most accessible to users;
Promoting the fish derby;
Recognizing the importance and diversity of recreational and leisure services
and working to maintain and improve the quality of these services in
meeting the ongoing needs of the community;
Developing a network of recreational trails and promoting their use for
healthy activities such as walking, jogging and cross-country skiing;
Ensuring that buildings, services and activities are accessible to people with
disabilities;
Ensuring that police services provide 24/7 protection for all residents;
Establishing Community Safety Zones in areas determined to need
protection (i.e. larger number of pedestrian traffic);
Building into community decisions, the particular needs of the youth, such
as establishing a youth Council;
Providing leadership in formulating solutions to community development by
encouraging collaboration, communication, cooperation and commitment
amongst community organizations;
Encouraging residents of the community to support local commercial
services through a 'shop local' campaign;
Building "community spirit" through consultation on community decisions
and promoting decisions which strengthen the health and economic base of
Larder Lake;
Working to increase the range and variety of basic services for residents;
Protecting water resources used for domestic supply;
Protecting vistas, natural shorelines, vegetation and the scenic qualities that
make Larder Lake an attractive community to live in and to visit;
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Emphasizing the value and importance of seniors as a resource to the
community and promoting inter-generational activities;
Assist the Timiskaming Health Unit and other organizations at maintaining a
safe community by encouraging programs for anti-bullying, neighbourhood
watch and the safety of youth on streets and public spaces;
Identifying land use barriers which restrict full participation in the
community of persons with disabilities and seniors;
Promoting the maintenance and upkeep of public and private buildings and
properties including the municipal beach;
Promoting and making the use of community facilities available to the
community; and
Protecting and conserving cultural heritage resources.
8.4. Implementation Measures
8.4.5. Planning applications will be evaluated for their impact on sustaining a healthy
community. Site plans should be reviewed to ensure on-site and off-site elements
support walking and cycling opportunities.
8.4.6. Council shall advocate and seek senior level government participation and
funding to encourage healthy community development.
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9.0
Natural and Human-Made Hazards
9.2. Natural Hazards
Natural Heritage Features and Areas are those features which are important for their
environmental and social values as a legacy of the natural landscapes in the area.
The Ministry of Natural Resources and Forestry (MNRF) has identified areas of
significant wildlife habitat for moose, waterfowl nesting sites and fish spawning areas.
Larder Lake and St. Anthony Lake is included on the list of Inland Ontario Lakes
Designated for Lake Trout Management. The landscape is also occupied by numerous
unclassified wetlands that are also important to the ecological function of the natural
community.
Other natural heritage related resource areas include Larder River Provincial Park, East
Larder River Bedrock Conifer Conservation Reserve and Gem Lake Maple Bedrock
Provincial Park.
There are also areas identified as significant wetlands, fish habitat areas, significant
habitat of endangered and threatened species, wildlife habitat, significant areas of
natural land and scientific interest and species of concern under the Endangered
Species Act.
The intent of this Plan is to provide appropriate measures for the protection of features
which have been identified and to encourage further study and classification.
It is the intent of this Plan to protect and enhance natural heritage features and areas
as part of the land use decision-making process.
Nothing in the Natural Heritage policies is intended to limit the ability of agricultural
uses to continue.
Council, in association with the Ministry of Natural Resources and Forestry (MNRF) and
other interested parties, will continue to work towards the identification, classification
and evaluation of natural heritage features and areas.
9.2.5. Environmental Impact Study
An Environmental Impact Study may be required when an application under the
Planning Act is proposed in a Natural Heritage Features and Areas, or adjacent thereto,
which are identified on the Natural Hazards Plan, Schedule "C". The extent of adjacent
lands will be based on Provincial guidelines, and typically are lands where it is likely that
development or site alteration would have a negative impact on the feature or area.
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August 22, 2017
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The components of an Environmental Impact Study are as follows:
Description of the study area and landscape context;
Description of the development proposal;
Identification of those natural heritage features and functions likely to be affected
by the development proposal;
Include species lists and if suitable habitat exists on the property for known species
at risk, as well as suitable habitat for any species at risk that may be observed during
the preparation of the study;
Assessment of the potential or cumulative impacts of the proposed development on
key natural heritage features and functions;
Identification of mitigation requirements and monitoring requirements, where
applicable;
Qualification of residual impacts (those that cannot be mitigated) if any; and
Recommendations.
The Province's Natural Heritage Reference Manual should be referenced during this
process as it describes in detail the steps involved in an Environmental Impact Study.
9.2.6. Habitat of Endangered and Threatened Species
The Township of Larder Lake recognizes the importance and value of endangered
species and threatened species in the Township and supports their protection.
Development and site alteration will not be permitted in the s habitat of
endangered and threatened species, or species of concern as may be identified
from time-to-time, unless it is under the authorization of a permit issued under the
Endangered Species Act, 2007 and Species at Risk Act.
All new development shall be subject to conducting an appropriate level of site
assessment by a qualified individual to determine the potential for the occurrence
of habitat of endangered and/or threatened species. The following species have
been identified as being at risk on the Species at Risk in Ontario list, in the area of
Larder Lake:
Bald Eagle (Special Concern)
Black Tern (Special Concern)
Loggerhead Shrike (Endangered)
Peregrine Falcon (Special Concern)
Whip-Poor-Will (Threatened)
Yellow Rail (Special Concern)
Lake Sturgeon (Special Concern)
Snapping Turtle (Special Concern)
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August 22, 2017
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August 2018
This list is updated regularly and should be reviewed to ensure protection of new
species that are identified as "at risk".
9.2.7. Significant Wildlife Habitat
Development and site alteration shall not be permitted in significant wildlife
habitat unless it has been demonstrated, via an Environmental Impact Study, that
there will be no negative impacts on the natural features or their ecological
functions.
A site-specific assessment of potential significant wildlife habitat shall be
considered before permitting development in non-urban areas.
Removal of vegetation shall be minimalized in significant wildlife habitat areas.
9.2.8. Significant Wetlands
Development and site alteration shall not be permitted within 120.0 metres of a
significant wetland unless the ecological function of the lands has been evaluated
and it has been demonstrated that there will be no negative impacts on the
wetland.
Since not all wetlands within the Township have been evaluated for significance, a
wetland evaluation should be undertaken prior to processing any planning
approvals or permitting any development from taking place.
9.2.9. Fish Habitat Areas
All lakes, rivers, streams, ponds and intermittent and seasonally flooded areas are
considered fish habitat unless demonstrated to be otherwise by an Environmental
Impact Study completed by a qualified individual.
Development and site alteration shall not be permitted in Fish Habitat Areas
except in accordance with provincial and federal requirements.
A Technical Report shall be required for any proposed development located within
300.0 metres of any lake that has reached lakeshore capacity and within 120.0
metres of all other fish habitat.
9.2.10. Significant Areas of Natural and Scientific Interest
No significant Areas of Natural and Scientific Interest currently exist in the
Township.
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August 22, 2017
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August 2018
Should significant Areas of Natural and Scientific Interest be confirmed within the
Township, development in or adjacent to a "Significant Areas of Natural and
Scientific Interest" shall not be permitted unless it has been demonstrated by an
Environmental Impact Study completed by a qualified individual that there will be
no negative impacts on the natural features or their ecological functions.
9.2.11. Flood Plains
No new buildings or enlargements to existing buildings are permitted to be
constructed within the flood plain except flood control structures, approved
infrastructure e.g. stormwater outlets and marine structures (e.g. dock, boat
house, sea plane base). Furthermore, development and site alteration shall not be
permitted within areas outside the flood plan that would be rendered inaccessible
to people and vehicles during times of flooding, unless it has been demonstrated
that the site has safe access appropriate for the nature of the development and the
flooding hazard.
The flood plain has not been determined for water bodies within the Township.
However, a flood elevation of 287.0 metres (941.6 feet) has been established for
Larder Lake based on the regulated flows in the lake. All development on the
shoreline of Larder Lake, except as otherwise exempted, shall be constructed
above the flood elevation of 287.0 metres (941.6 feet).
Proponents proposing to construct near the flood elevation level may be required
to undertake a hydrological study and mapping of the flooding hazard limit. This
applies to watercourses and lakes where the flood elevation is unknown or where
it may be outdated as a result of a flood which was actually experienced and which
exceeded the previously established flood elevation.
9.2.12. Wildland Fire
Development shall generally be directed to areas outside of lands that are unsafe
for development due to the presence of hazardous forest types for wildland fire.
Risk of Wildland Fire is identified on Schedule "E" to this Official Plan.
Development may be permitted in lands with hazardous forest types for wildland
fire where the risk is mitigated in accordance with wildland fire assessment and
mitigation standards, as identified by the Ministry of Natural Resources and
Forestry (MNRF).
A site review may be required to assess for the risk of high to extreme wildland fire
behavior on the subject lands and adjacent lands (to the extent possible). If
development is proceeding where high to extreme risk for wildland fire is present,
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August 22, 2017
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MINISTER'S MODIFIED VERSION
August 2018
proponents are required to identify measures that outline how the risk will be
mitigated. Lands determined to be of high to extreme risk for wildland fire may
be designated as site plan control areas14a.
Wildland fire mitigation measures resulting in development or site alteration14b
shall not be permitted in significant wetlands, significant wildlife habitat, and areas
of natural land scientific interest, unless it has been demonstrated that there will
be no negative impacts on the natural features or their ecological functions or in
the habitat of endangered and threatened species except in accordance with
provincial and federal requirements14b.
9.2.13. Physical Constraints
Development shall generally be directed away from lands having significant
development constraints such as steep or unstable slopes, organic soils, marshy or
low lying lands or unstable bedrock unless the hazard can be overcome using
acceptable engineering techniques and where applicable, the standards set out in
the Ontario Building Code can be met and provided that no adverse environmental
impact will result. A Slope Stability Report and/or Environmental Impact
Assessment may be required when development is proposed in physically
constrained areas.
9.3. Man-Made Hazards
9.3.5. Contaminated Sites
Potential contaminated sites include lands where contaminants may be present
due to previous industrial, transportation, utility or similar uses. Sources of site
contamination can include waste disposal sites, fuel storage tanks, salt storage
facilities and highway maintenance yards, sewage disposal facilities, mining and
forest products industries. Some commercial uses such as gasoline stations and
automotive repair garages have a similar potential. A contaminant source
inventory was carried out as part of the Wellhead Protection Study and provides
useful information on land uses which may have an impact on the protection of the
municipal water supply or on the development or redevelopment of properties
within the Township.
It is the intent of this Plan to ensure the proper decommissioning and clean-up of
known contaminated sites prior to their redevelopment or reuse such that there
will be no adverse effect on subsequent land users. As a pro-active measure,
Council will encourage the installation of containment facilities and/or the
replacement of fuel storage tanks.
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Applications for the development or redevelopment of sites that identified as
being contaminated or potentially contaminated shall be accompanied by a
Ministry of the Environment and Climate Change (MOECC) acknowledged Record
of Site Condition and if necessary, a site remediation plan prepared in accordance
with the "Guidelines for Use at Contaminated Sites in Ontario".
Where the Record of Site Condition indicates that remediation work is necessary,
the approval authority shall require as a condition of approval of development or
redevelopment that appropriate action is taken to implement the components of
the Site Remediation Plan.
Site Plan Control may be used as a measure to enhance site decommissioning and
remediation.
Contaminated sites may be placed in a Holding Zone in the Township's Zoning By-
law where the proposed new use has first been appropriately established. Where a
holding zone is used, the holding provision may be removed when the site has
been acceptably decommissioned or cleaned up to the satisfaction of the Township
and in accordance with a site remediation plan and subject further, to the
submission to the Township of a Ministry of the Environment and Climate Change
(MOECC) acknowledged Record of Site Condition.
9.3.6. Noise and Vibration
All applications for development of a sensitive land use (e.g. residential use,
daycare, education or health care facility) within 100.0 metres of a rail line, 50.0
metres from a provincial highway, right-of-way, or within the influence area of a
Class I, II or III industry, or within the influence area of a mine, aggregate pit/quarry
and other stationary sources should be accompanied by a Noise and Vibration
Feasibility Study prepared by a qualified consultant. Influence areas are established
under Publication NPC 300: Environmental Noise Guideline, Stationary and
Transportation Sources - Approval and Planning. The Study shall demonstrate
whether noise and vibration levels can be reduced to meet provincial standards.
The conclusions and recommendations of this Study shall be implemented through
conditions of the development approval.
9.3.7. Mine Hazards
a. Description
Mine hazards are any feature of a mine defined in the Mining Act or any
related disturbances of the ground that has not been rehabilitated. These
mine hazards may pose a threat of injury or loss to the structures on the land
and by people who use the land if they are not appropriately rehabilitated or
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mitigated in accordance with the Mining Act. It is recognized that the
severity of the hazard varies, depending on past mining activity ranging from
minor exploratory sampling to large mining operations (i.e. shafts, raises,
open pits). As such, the risk of reuse of such land may range from negligible
to severe such that the land cannot be considered safe for the proposed land
use and/or development activity. There may also be circumstances where
rehabilitation or remediation of a site is required subsequent to the closure
and development/redevelopment of the land by a non-mining owner.
Ongoing chemical and/or geo-technical monitoring of rehabilitated mining
hazards is also important since deterioration may occur. Examples include
settling of sand used in filling a shaft or raise, subsidence and mine tailings.
Consequently, development on, abutting or adjacent to lands affected by
mine hazards, oil, gas and salt hazards; or former mineral mining operations,
mineral aggregate operations or petroleum resources operation may be
permitted only if rehabilitation measures to address and mitigate known or
suspected hazards are underway or have been completed. Any rehabilitation
activity shall be performed by the processes and standards set forth in the
Mining Act, Ontario Reg. 240/00 (Mine Rehabilitation Code of Ontario) and
other pertinent legislations.
b. AMIS Data
The Ministry of Northern Development and Mines (MNDM) conducts
inspections, compiles the data from various sources of information and
makes efforts to maintain and update the AMIS (Abandoned Mines
Information System). In providing the AMIS database information, MNDM
and the Government of Ontario accept no liability and make no warranty or
any representation regarding the use, accuracy, applicability, completeness,
performance, availability, security or reliability of the information through
field measurements or otherwise. It is a sole responsibility of the person
choosing to receive and use AMIS to verify the accuracy of any information
obtained from the information package. The user is warned to undertake his
or her own independent investigation to validate AMIS information. AMIS
data shall not be reproduced without written consent of MNDM.
AMIS identifies twenty-five (25) abandoned mines sites located within the
township boundary and ten (10) abandoned mine sites located within 1.0
kilometre of the municipal boundary. Any proposed development within 1.0
kilometre (0.6 miles) of a documented mine hazard feature or a new hazard
identified during a development project will require consultation with
MNDM. MDNM can put forth recommendations to the Township based on
mining feature information and potential risks to public health and safety.
Depending on the proposed development and the type of mining feature, a
Technical Report, carried out by a qualified professional, may be requested
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by MDNM. Any required Technical Report will be at the cost of a mineral
rights holder and/or the proponent of development and may be subject to a
peer review. For lands within existing approved plans of subdivision in the
Urban Settlement Area, a Technical Report will not generally be required.
Council may however, undertake a Report to determine more precisely the
lands within the Urban Settlement Area that will not require a Report prior to
development or redevelopment.
The recommendations of any Technical Report may be in addition to other
requirements that may need to be addressed before development can
proceed. Reference should be made to the Man-Made Hazards Plan,
Schedule "D" with respect to the location of sites. The Township will require
that the procedures for site rehabilitation and mitigation of public health and
safety hazards be underway or completed prior to approval of the
development application.
Proponents of development may be exempted from technical studies where
prior studies have served to define the limits, rehabilitation, remedial and/or
mitigation characteristics or requirements for a particular area or location.
Studies may be required for a single development or for a major
development such as a plan of subdivision.
c. Implementation Measures
In addition to the standard procedure for mine hazards and consultation with
MNDM, the Township will develop acceptable protocols for consultation with
the Ministry of Northern Development and Mines (MNDM) including
referrals by applicants for development and access to available literature or
other technical documentation that may be of benefit to the proponent.
Further, it is the intent of the Township to create a database of mine hazard
information to be shared and enhanced in partnership with mining
companies, MNDM and the public. These protocols may be appended to the
Plan once available.
The Township may use site plan control and other controls to regulate
development or monitor the long-term impacts of development on, abutting
or adjacent to a mine hazard.
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10
Cultural Heritage and Archaeology
10.2.
Heritage Conservation Intent: The intent of this Plan is to manage heritage
resources through the pro-active identification, recognition, documentation,
protection, conservation and rescue of these resources and to conserve heritage
resources when making development and infrastructure decisions which may affect
those resources. Heritage resources shall include built heritage resources (buildings and
structures), cultural heritage landscapes and archeological resources which are
important to the community or are recognized for their significance at a provincial or
national level. Examples in Larder Lake include the Pearl Beach Archaeological Site and
the Killarney Lake pioneer cemetery.
Application Review: In reviewing a development application or in undertaking public
works (e.g. new road, road widening, communal water or sewer system, landfill site),
consideration shall be given to the possible effects and impacts of such works on a
cultural heritage resource, an archaeological site or on an area of archeological
potential (lands where there is a likelihood for the presence of archeological resources
based on physiographic or historical features, such as along the shoreline of Larder
Lake). Correspondence with indigenous communities is essential to ensure their
interests are protected. The Township shall consider the interests of Aboriginal
communities in conserving cultural heritage and archaeological resources15a.
A Heritage Impact Assessment, to be conducted by a qualified heritage professional,
shall be required whenever a development has the potential to affect a built heritage
resource or a cultural heritage landscape.
An Archaeological Assessment (prepared by a licensed archaeologist) shall generally15b
be required for development proposals within 300.0 metres (984.2 feet) of a known
archaeological resource, or within an areas of archaeological potential. Areas of
archaeological potential are determined through the use of provincial screening
criteria, or criteria which are based on the known archaeological record within the
Township and developed by a licensed archaeologist. The report shall identify the
characteristics and significance of the archaeological resource(s), the development
impacts and the measures or options for the conservation, mitigation or
removal/rescue of the resource.
10.3.
Unmarked Burial Sites: Where, through development, a site is identified to
contain an unmarked cemetery or burial site, the Township shall contact the Ministry of
Tourism, Culture and Sport (MTCS), the Ontario Provincial Police (OPP) and indigenous
communities. The provisions of the Ontario Heritage Act and the Funeral, Burial and
Cremation Services Act shall apply.
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10.4.
Heritage Resource Designation: The Township may by By-law, designate
properties of historical cultural heritage value or interest under Part IV of the Ontario
Heritage Act or may designate a heritage conservation district under Part V of the
Ontario Heritage Act. The municipal clerk shall keep a register of all property
designated under the Act. This register may also include properties that are not
designated but are considered to be of cultural heritage value or interest, as well as
properties that have heritage conservation easements placed on them.
10.5.
Heritage Committee: The Township may establish a Municipal Heritage
Committee to advise Council on heritage matters including identifying and
recommending the designation of property(ies) under Part IV and V of the Ontario
Heritage Act.
10.6.
Heritage Conservation Initiatives: Where feasible and desirable, incentives may
be provided to land developers in exchange for the preservation of significant cultural
heritage resources. This can be accomplished by permitting increased densities (per
Section 37(2) of the Planning Act), tax incentives, assistance through a trust fund,
heritage conservation easements and/or other means considered appropriate for
heritage resource conservation. Retrofits for achieving energy efficiency will only be
undertaken in a heritage building where it is demonstrated that retrofitting can be
accomplished without compromising the heritage integrity of the building.
10.7.
Development and Site Alteration: Development and site alteration, including any
public work, private development, Consent or Zoning By-law Amendment, shall not be
permitted on adjacent lands to protected cultural heritage resource unless a Heritage
Impact Assessment or Archaeological Assessment has been completed and has
evaluated the impacts and provided recommendations to minimize or mitigate any
negative impacts.
10.8.
Marine Archeological Assessment: Council shall require a marine archaeological
assessment to be conducted by a licensed marine archaeologist pursuant to the Ontario
Heritage Act if partially or fully submerged marine features such as ships, boats,
vessels, artefacts from the content of boats, old piers, docks, wharfs, fords, fishing
traps, dwellings, aircraft and other items of cultural heritage value are identified and
impacted by shoreline and waterfront developments.
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11. Well Head and Source Protection
11.2.
Well Head Protection - Scope
The Township recognizes the importance of its groundwater resource in maintaining
the quality of life of residents. Council intends to provide for a sustainable supply of
drinking water through an integrated and long-term approach to the protection,
improvement or restoration of the quality and quantity of water. Council intends to
prohibit, restrict or manage land uses to minimize the risk to potential contamination of
the groundwater aquifer. These policies will apply to a Wellhead Protection Area
(WHPA) shown on the Man-Made Hazards Plan, Schedule "D".
A WHPA illustrates three (3) time-related capture zones which were determined
through a hydrogeological investigation. These include 0-2 years, 2-10 years and 10-25
years' time-of-travel (TOT) with 0-2 years being ranked as the highest level of sensitivity
based on the importance of the well to the water supply and the other categories
ranked on a descending basis of sensitivity.
A WHPA shall be considered as a special protection area within which certain land uses
may or may not be permitted in accordance with the Natural Resource Area
designation and the following policies.
A WHPA may be modified where the geographic extent of this area, or any of the time-
related capture zone boundaries, are modified through further study, or where a
municipal well is abandoned. Establishment of a new WHPA shall be subject to an
amendment this Plan concurrently with the Municipal Class Environmental Assessment
process.
11.3.
Policies
For the purposes of this Plan, new development in a WHPA shall only be permitted
where such uses are permitted in the Natural Resource Area designation (except as
prohibited below) and where a detailed Hydrogeological and Water Supply Assessment
Study has been undertaken using protocols acceptable the Ministry of the Environment
and Climate Change (MOECC). The Study shall predict the net groundwater and/or
surface water quality impacts likely to occur on down gradient properties and on the
municipal well. The cumulative impacts of development in the WHPA will also be
addressed in the report. The Study shall include mitigation measures, where necessary,
for the design, construction and post-construction monitoring of the proposed use and
where the impacts of the use cannot be adequately mitigated within an acceptable risk
to groundwater and (surface water) quality to the satisfaction of the Township, the use
shall not be permitted. The cost of the disclosure report, the Hydrogeological and
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Water Supply Assessment Study and the spill prevention and contingency plan will be
borne by the proponent.
a. The proponent may be required to prepare a Spill Prevention and
Contingency Plan outlining design measures, facilities and procedures to
avoid and mitigate the effects of spillage of any contaminants.
b. Despite the above policies, the Township may limit other land uses outside
the Source Protection Areas, but in the general vicinity where they are
considered to have a potential impact on source protection.
11.4.
Implementation Measures
11.4.5. Zoning By-law
The Zoning By-law shall incorporate appropriate requirements to implement the
policies for wellhead protection. The Zoning By-law may set out minimum distance
separations between a municipal well and any land use, building or structure,
whether the use is located within a WHPA or is in the vicinity of a WHPA.
11.4.6. Holding By-law
The Township may place any property in the wellhead protection area in a holding
zone for the purposes of meeting any of the performance criteria set out above.
The Holding symbol may be lifted by an amendment, subject to meeting the
performance standard.
11.4.7. Site Plan Control
Site plan control may be imposed as a condition of the approval of any use of land
within a WHPA. Site plan control shall be used as a means of incorporating
mitigating and remedial measures, proper siting, containment, handling, storage or
disposal of materials, or design and development of facilities, landscaping or
buffering, lot grading and drainage, and site design plans identified through the
development review process. As a requirement of maintenance, the Township may
require a spills contingency plan.
11.4.8. Best Management Practices
Best management practices should be used in the management of high risk land
uses (salt storage and fuel storage); unused wells should be properly
decommissioned; the snow disposal site should be relocated away from Killarney
Lake; signs should be installed to advise the public that they are entering a
groundwater or well head protection area and to provide a telephone number in
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the event of a spill; monitoring wells should be installed around high risk land uses
include the waste disposal facility; unused abandoned fuel storage tanks should be
removed and properly disposed of. The highway maintenance yard should
incorporate best management practices (BMPs) for salt storage, fuel tanks, wash
water runoff and surface drainage. BMPs should be instituted for the application of
de-icing chemicals within the WHPA and operators of the fish pond should submit
water samples for microbial and nutrient analysis.
Sentinel wells for monitoring the quality of groundwater with an electronic alarm
system should be installed within the WHPA to test for such parameters as E. coli,
total coliforms, hetrotrophic plate count, nitrate, total dissolved solids, chloride,
pH, dissolved organic carbon and ICP heavy metals.
11.5.
Source Protection
The Township recognizes the importance of its groundwater resource in maintaining
the quality of life of residents. Council intends to provide for a sustainable supply of
drinking water through an integrated and long-term approach to the protection,
improvement or restoration of the quality and quantity of water. Council intends to
prohibit, restrict or manage land uses to minimize the risk to potential contamination of
the groundwater resource.
Protecting the quality and quantity of groundwater is a public health and
environmental issue. Groundwater contributes to the base flow of streams and to the
quantity and quality of potable water that can be drawn from private wells in the Rural
Area. Towards safeguarding the integrity of the groundwater resources, the Township
proposes to better manage this resource to ensure that flows within the natural system
are maintained and that new development can be accommodated within the system
without affecting the supplies (from both quantity and quality standpoints) available to
other users.
The quality and quantity of ground water and surface water will be protected,
improved or restored by:
Considering impacts of the development of any quarry on the groundwater
supply of the Township and in adjacent municipalities;
Working with the Ministry of the Environment and Climate Change (MOECC)
and Timiskaming Health Unit (THU) to address water quality and quantity issues
in the Township, i.e. iron and sulfur, and develop measures to protect, enhance
or restore water quality;
Working towards the preparation of a Master Drainage Plan and measures for
stormwater management;
Requiring, if necessary, a Servicing Options Report prior to approving new
development, to ensure that there is an adequate supply of potable water;
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Ensuring future stormwater management practices minimize stormwater
volumes and contaminated loads, and maintain or increase the extent of
vegetative and pervious surfaces;
Supporting Nutrient Management Planning;
Implementing measures on development, where applicable, to protect all
drinking water supplies and designated vulnerable areas and protect, improve
and restore vulnerable ground water, sensitive ground water features and their
hydrogeological functions;
Promoting efficient and sustainable use of water resources, including practices
for water conservation and sustaining water quality (installing water saving
devices such as low-flow toilets, and efficient showerheads, etc.);
Using best management practices in the location, construction and
decommissioning of a water well;
Raising public awareness through public education programs since it is through
the voluntary actions and practices of people on a day-by-day basis that water
resources are protected (i.e. proper use, storage and disposal of fuels, solvents,
and pesticides, regular water well maintenance, installation of water saving
plumbing fixtures, etc.). Council may work towards developing a 'water ethic' in
their communities, i.e. instilling a collective awareness, responsibility, and
commitment to protect water on an ongoing basis.
Development and site alteration shall be restricted on or near sensitive ground water
features (aquifer recharge areas, discharge areas, springs, etc.) such that these features
and their related hydrogeological functions will be protected, improved or restored. A
Hydrogeological and Water Supply Assessment Study will be required for any new or
expanding Class II or III industrial use and any automotive service related commercial
use to assess the potential impacts on groundwater and the mitigation and monitoring
measures required prior to the approval of such development. The Study cost and any
peer review costs will be borne by the applicant. Reference to the Ministry of the
Environment and Climate Change (MOECC) Guideline D-1 should be used for definitions
of Class II and Class III industrial uses.
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12. Infrastructure
12.2.
Scope
The intent of this Plan is to ensure that infrastructure is adequate and has the capacity
to service existing and proposed development.
In general, municipal roads, road works and water and sewage works shall be planned
in accordance with the Municipal Class Environmental Assessment process as approved
under the Environmental Assessment Act.
The Township will plan and design infrastructure to ensure long-term fiscal
sustainability which considers impacts from climate change through advanced design
standards, asset management programs, and provisions for efficient, cost-effective
operation of the infrastructure.
12.3.
Municipal Water and Sewage Disposal
All development within the Larder Lake Urban Area shall be serviced with water and
sewage services or as per the policies of each designation. With the exception of Carter
Crescent, and Gold King Road (private road) where only partial services are available,
and the industrial area north of Highway 66, all development shall be serviced with full
municipal water and sewage services. Infill and minor16 rounding out of existing16
development is permitted in areas of partial services provided that site conditions are
suitable for the long-term provision of such services with no negative impacts16.
Development in the industrial area at the west end of the Urban Settlement Area shall
be limited to 'dry-industries' where not otherwise serviced with municipal water and
sewage services.
The extension of municipal water and sewer services outside of the Urban Settlement
Area shown on Urban Settlement Area Plan, Schedule "A" shall not be permitted,
unless to address failed individual on-site sewage services and individual on-site water
services. The extension of services will not confer development rights for abutting
properties. Further extensions from such services to surrounding properties will not be
permitted except by amendment to the Official Plan.
No lot creation will be permitted unless there is confirmation of sufficient reserve
capacity (existing or planned) in the municipal waste water treatment facility which is
not yet committed to existing or approved development.
Should the Township begin to experience substantial population growth, the Township
shall prepare and maintain a sewage capacity allocation strategy, in order to monitor
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the approved and proposed lots/development in terms of allocations of existing plant
capacity.
12.4.
Individual On-site Water and Sewage Services
Development in the Larder Lake Rural Area, where permitted by the policies of this
Plan, may be serviced with on-site water and sewage systems. Water systems shall
comply with Ontario Regulation 903, as amended with respect to the construction of
water wells. Sewage systems shall conform to the applicable legislation i.e. Ontario
Water Resources Act, Building Code Act or Environmental Protection Act, whichever is
applicable. This may require a Hydrogeological and Water Supply Assessment Study
designed to assess the potential risk to groundwater; especially in cases of non-
residential development and for approval of more than five (5) residential lots,
particularly where the lots are generally less than 1 hectare in area. Reference shall be
made to Ministry of the Environment and Climate Change (MOECC), Guideline D-5-4,
Technical Guideline for Individual On-Site Sewage Systems: Water Quality Impact Risk
Assessment, in undertaking the appropriate assessment. Approval of new lots
developed on individual on-site sewage services shall include sufficient off-site reserve
sewage system treatment capacity for hauled sewage.
Development on individual on-site sewage and water services shall only be permitted
where the water and sewage disposal systems are suitable for the long-term provision
of such services with no negative impact17.
12.5.
Stormwater Management
12.5.5. Scope
Development in both urban and rural areas can change existing conditions such
that the quantity and quality of stormwater run-off is altered. Stormwater
management considers both water quantity and quality aspects of stormwater run-
off where artificial drainage improvements or practices become necessary. The
protection and rehabilitation of stream corridors and erosion control along water
courses are best approached through an integrated strategy and best management
practices. The Ministry of the Environment and Climate Change's (MOECC)
publication "Stormwater Management Planning and Design Manual" and
"Stormwater Pollution Prevention Handbook" should be used as guidance when
designing stormwater management facilities.
12.5.6. Stormwater management shall be integrated as a component of the
development approval process, particularly for subdivisions, multiple lot/unit
residential development, commercial, industrial and public service facilities and in
the design and implementation of stormwater infrastructure. For developments
located adjacent to or in the vicinity of a provincial highway, or where drainage
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could impact highway downstream, a stormwater management plan or report
must be reviewed and approved by the Ministry of Transportation (MTO)
Stormwater should also be considered on a lot-by-lot basis when Council is
reviewing consent applications, especially for development on or near waterfront.
12.5.7. Stormwater management shall incorporate an ecosystem approach through the
design, construction and post-construction phases. Ecological functions,
particularly fish habitat, will be conserved or enhanced.
12.5.8. In the design and construction of stormwater management infrastructure, best
management practices shall be used to ensure:
Those post-development flows, particular in receiving streams, are maintained
at pre-development levels and that the cumulative impacts of development are
considered as part of stormwater infrastructure design.
The natural characteristics and quality of water of the receiving streams are
maintained or enhanced including sediment control, riparian vegetation and
thermal conditions.
That there will not be any new or increased downstream flooding or erosion.
That natural habitat areas are protected, enhanced or restored.
That a construction mitigation plan is instituted to prevent stream borne
sediments, changes in flow or other adverse characteristics from affecting the
ecological functions or other impacts on receiving waters during construction.
That the post-construction phase shall include rehabilitation, continued
maintenance of infrastructure, and preferably a monitoring program.
Stormwater management infrastructure may be incorporated into parks and
open space or green space within and between neighbourhoods or may be
integrated with a wetland complex.
Stormwater management shall incorporate consideration for groundwater
recharge and discharge and ensure that groundwater is not negatively
impacted.
12.6.
Transportation
12.6.5. Provincial Highways
Highway 66 is recognized as a controlled access provincial highway. In addition to
all the applicable municipal requirements, all proposed development located in the
vicinity of Highway 66 will be subject to the Ministry of Transportation (MTO)
approval under the Public Transportation and Highway Improvement Act. Any new
areas in the Township identified for future development that are located adjacent
to, or in the vicinity of, Highway 66 and/or intersection within MTO's permit
control area under the Public Transportation and Highway Improvement Act will be
subject to MTO's access management policies, standards and requirements. Direct
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access will be discouraged and often prohibited. Access to provincial highways is
restricted and development shall only be permitted where the applicable
approvals/permits have been obtained. This may include a traffic study or other
studies or plans as determined by the MTO. Any new roads proposed to be
connected to a provincial highway are subject to provincial approval including
spacing requirements between intersections. Noise and Vibration Feasibility
Studies and a Stormwater Management Plan may be required prior to considering
whether development should be approved adjacent to Highway 66. No new
provincial highways are anticipated during the life of this Plan. Similar access and
approvals will apply to Highway 624.
Entrances that service home occupations, home industry or home based
businesses located adjacent to provincial highways require the approval of the
Ministry of Transportation (MTO). Typically, the MTO will require that the property
owner obtain an entrance permit and a sign permit if necessary. As a condition of
these permits, the MTO requires the property owner to acknowledge that the use
of their existing entrance cannot be converted to a commercial entrance in the
future and that an additional entrance will not be permitted to accommodate the
home occupations, industry or business. In addition, the MTO would not support a
future severance that would result in a separate entrance to a business and one for
the retained parcel.
For development abutting the connecting link portions of Highway 66 and Highway
624 under the control of the municipality, site plan approval and/or conditions of
consent may include a requirement for shared access and common internal
driveway(s) between properties. Site plan approval and/or conditions of consent
may include a requirement for an agreement registered on title to ensure the
granting of mutual easements, construction of shared accesses and maintenance
of the same.
12.6.6. Municipal Roads
Standards for new road construction will include a minimum of 20.0 metres (66.6
feet) right-of-way, engineered design and layout, appropriate drainage and
construction. Roads on lands under Plan of Subdivision may be assumed by a
Township provided the standards for road construction have been satisfactorily
met.
The Urban Settlement Area Plan, Schedule "A" shows the network of municipal
roads.
12.6.7. Private Roads
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Development on private roads is generally not permitted except for a
condominium development or infill on existing lots of record, unless otherwise
agreed upon by Council. Roads constructed to service a condominium
development shall meet a municipal construction standard.
12.6.8. Resource Access Roads
For the purposes of this Plan, resource access roads are intended to provide access
to resource-based land uses such as forestry, mineral or mineral aggregate
extraction, and hunt/fish camps. Resource roads are expected to be maintained by
private enterprise under lease or other arrangements with the Crown. Resource
access roads are shown on the attached schedules.
12.6.9. Transportation Corridors
It is the intent of this Plan that existing transportation corridors for road and rail be
protected from land use activities which may interfere with the function and safe
operation of these corridors. In order to determine if land use incompatibilities are
likely to occur, refer to the Ministry of the Environment and Climate Change
(MOECC) Guidelines D-1 and D-6.
12.6.10.
Infrastructure Corridors
It is the intent of this Plan that existing corridors for utilities be protected from land
use activities which may interfere with the function and safe operation of these
corridors. In order to determine if land use incompatibilities are likely to occur,
refer to the Ministry of the Environment and Climate Change (MOECC) Guidelines
D-1 and D-6.
12.6.11.
Rail
The rail corridor is recognized as an important economic and transportation linkage
through and serving the Township. Rail-related noise and vibration attenuation
and/or the construction of crash barriers/berms (for public safety against
derailments) shall be considered in land use decisions for development proposed
adjacent to or in the vicinity of the corridor. The use of rail services for the
transport of resource based materials (e.g. ore timber, sand and gravel) and
products is encouraged. This may include the construction of a spur line.
Development near rail lines shall be subject to the requirements under Publication
NPS 300: Environmental Noise Guidelines, Stationary and Transportation Sources -
Approval and Planning.
12.6.12.
Active Transportation
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The existing road network serves pedestrian and non-motorized vehicles in
addition to vehicular traffic. When new roads are constructed, paved shoulders or
trails should be provided to allow for non-motorized vehicles, where feasible.
Along In the urban settlement area, the reconstruction of existing roads and the
construction of new roads should include safe and convenient pedestrian facilities
such as sidewalks, curb ramps, where warranted and where feasible. Exemptions
can be made on low volume roads.
The Township has a 10.7 km snowshoe and cross-country ski trail that is widely
used by the residents. The Township will work towards the implementation of a
schedule which identifies existing trails and proposed linkages of these trails, to be
consistent with Provincial Policy Statement 1.6.7.5. The mapping of these trails and
linkages would provide the Township a clear basis for requiring dedications of land
for pathways as a condition of draft plan of subdivision, consents and site plan
approvals.
Any proposed cycling proposals affecting provincial highways are considered by the
Ministry of Transportation on a case-by-case basis.
12.6.13.
Asset Management Planning
Planning for municipal services, public service facilities and other infrastructure
shall be coordinated and integrated with land use planning so that they are
financially viable over their life, and available to meet current and projected needs.
This approach may be demonstrated through asset management planning.
12.7. Fire Services
The Township may install dry hydrants in strategic locations to provide a water
supply for fire protection purposes.
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13. Energy, Air Quality and Sustainability
13.2.
Scope
The Township recognizes the importance of its air quality as a resource in maintaining
the quality of life for residents as well as moving towards a more sustainable
community. Studies may be required to assess the impact of development (i.e.
industries) on air quality. Council intends to examine different approaches to reach
environmental sustainability by encouraging the development of new sources of 'green
energy' into the community, together with improving the air quality. Council recognizes
that the Official Plan, Zoning By-laws, Interim Control By-laws, and Site Plan Control do
not apply to renewable energy projects as defined in the Green Energy Act, 2009.
13.3.
Planning Principles
13.3.5. The intent of this Plan is to encourage the development of renewable energy
systems and alternative energy systems (i.e. renewable resources of wind, water,
solar, etc.) in conjunction with ensuring that measures are taken to improve air
quality. A renewable energy generation facility, a renewable energy project, a
renewable energy testing facility or a renewable energy testing project, as defined
in subsection 1(1) of the Planning Act is exempt for the provisions of the Planning
Act except as set out in subsection 62.0.2 of the Act. Council will, however,
encourage a consultative process in the installation of renewable energy systems.
Development of renewable energy systems will be encouraged to have regard to
safe access to a lot, setbacks that are consistent with zoning standards, adequate
lot size, access to and conservation of other natural resources (i.e. agricultural
land, minerals, mineral aggregates and natural heritage features and areas) and
visual compatibility with surrounding land uses.
13.3.6. Council, in conserving energy, may encourage energy audits and implementation
measures to retrofit the existing building stock i.e. upgrading of windows, fixtures,
energy efficient furnaces, etc.
13.3.7. It is a policy of Council to encourage non-vehicular movement (pedestrian)
within the community.
13.3.8. It is the intent of Council to encourage the installation of: energy efficient solid
fuel burning appliances; proper energy efficient insulation; water conserving
fixtures, etc.
13.3.9. Council shall encourage outdoor lighting to be sensitively designed, whether
municipal street lighting, public facility lighting or lighting on private lands. This
policy shall apply to new lighting only. Sensitive lighting is typically defined as
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lighting that is oriented downward, is energy-efficient, low-wattage and minimizes
glare. Lighting details should be provided in site plan control agreements.
13.3.10.
Council will promote the municipal recycling program within the
community as a measure to increase the life span of the waste disposal facility.
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14. Planning Tools
Reference is made in this Plan to various planning tools. These tools may be used where they
assist Council to enhance or provide for orderly development and to ensure compatibility
between adjacent land uses.
14.2.
Secondary Plans
Secondary Plans are to be considered a second layer of the Official Plan. They include a
land use plan with implementing policies that are adopted into the Official Plan to
ensure that their intent is legally binding. Secondary Planning is a specific tool which
helps understand opportunities and address issues related to land use in certain
defined geographic areas; provide specific policies for those area of the Township
where more detailed direction is needed for matters beyond the general framework
provided by the Official Plan; and provides an opportunity to promote consistency in
new/developing areas and compatibility within existing areas that require
revitalization.
In the event of future unanticipated employment and population growth as a result of
rapid development of mineral resources, it is recommended that the planning tools
include a policy to require a Secondary Plan prior to any considerations of development
and draft approval of any significant new subdivisions, to ensure consistency with
Provincial Policy.
14.3.
Site Plan Control
Where the use of site plan control is provided for in this Plan, and subject to the
adoption of a by-law designating the Township or parts thereof as an area(s) subject to
site plan control this shall enable Council to require any person or corporation to enter
into an agreement, which shall be registered on title, to provide for any of the matters
set out in Section 41 of the Planning Act. It is the intent of this Plan that the Township
be subject to site plan control and that site plan control will typically apply to new
commercial, industrial or waterfront development, peat extraction operations, multiple
housing projects, group homes, contaminated sites, development within 500 metres
radius of a Waste Management Area, development on or abutting a mine hazard, or as
otherwise provided for in this Plan, or within the By-law.
Site plan control provides detailed control of the development of a particular site.
Under this provision, Council may require a site plan agreement with a developer
outlining details such as parking areas, elevations and grades, landscaping and
buffering, storage of wastes, lighting, entrance and exits, road widening and services
(water supply and sewage disposal services). It further provides the Township with the
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authority to regulate matters relating to exterior design, including without limitation
the character, scale, appearance and design features of buildings.
Site plan control may be used to require the conveyance of land for a road widening to
achieve the minimum standards for road widths set out in this Plan provided the
conveyance does not exceed 5.0 metres (16.4 feet) on any one side. The conveyance
will normally be along the length of the frontage of the property affected and shall be
conveyed at no cost to the Township.
14.4.
Zoning
Council shall amend its Zoning By-law to regulate the use of land, buildings and
structures within the Township in accordance with the enabling authority of Section 34
of the Planning Act.
14.5.
Holding Zones
The Zoning By-law may include holding provisions subject to the enabling authority of
Section 36 of the Planning Act. Lands which are subject to a holding provision shall be
denoted as 'H' following the zone symbol for a particular zone category.
Holding provisions may be applied when the uses that will be developed in the area will
be known and the principle of development has been established. However, Council
may delay development until specified conditions have been met (i.e. provision of
services, remediation of contaminated sites, to control the phasing of development, to
complete an Environmental Impact Assessment, Heritage Impact Assessment, etc.). The
Holding provision will indicate the future use and the use permitted if any on the site
during which the holding provision is in place.
The holding provision shall be removed when Council determines that the conditions
have been met.
14.6.
Interim Control By-law
Where Council has, by by-law or resolution, directed that a study be undertaken
regarding its land use policies for an area or areas within the Planning Area, it may pass
an interim control By-law under Section 38 of the Planning Act prohibiting the use of
the land, building or structures, within the area defined, except for uses as are set out
in the By-law. An interim control By-law shall apply for a limited period of time. When
an Interim Control By-law expires, the prior zoning shall automatically apply, unless a
new Zoning By-law is passed.
14.7.
Temporary Use By-law
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Council may pass by-laws to authorize the temporary use of land for a purpose that is
otherwise prohibited by the Zoning By-law. Council may, therefore, in a By-law passed
under Section 39 of the Planning Act, authorize a temporary use of buildings or
structures for any purpose set out therein. This shall include a garden suite the use of
which shall not exceed twenty (20) years from the date of passing the by-law. Council
may pass subsequent bylaws granting extensions of up to three years The period of
time for a temporary use may be for a period of up to ten years for a garden suite and
up to three (3) years in all other cases, both of which are renewable18. In considering
applications for such temporary uses, Council shall ensure that:
Such uses are temporary in nature, compatible with surrounding land uses, and
will not interfere with the long-term development of the area; and
Appropriate controls are placed in the implementing by-law to adequately
regulate the temporary use.
Any use introduced under such a temporary use by-law does not acquire the status of a
legal non-conforming use at the expiration of the by-law(s) and at that time must
therefore cease.
14.8.
Property Standards
Council will administer the property standards by-law under the Building Code Act with
the objective of maintaining buildings, structures, and properties (yards) in the
Township in a good state of repair.
The By-law may be reviewed from time-to-time with respect to the standards for
maintenance of buildings and without limiting the foregoing, shall include
consideration for:
The maintenance of yards and accessory buildings;
The maintenance of residential and non-residential buildings and structures;
Occupancy standards;
Notices and orders; and
Administration and enforcement procedures.
Council's strategy is to commence with the clean-up of yards and the removal of
derelict vehicles and subsequently to address the rehabilitation of buildings and
structures.
14.9.
Land Division and Part-Lot Control
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This Plan provides for land division under Part VI of the Planning Act. This includes land
division by Consent and by plan of subdivision e.g. division of land into multiple lots.
Where the use of land division is provided for in this Plan, this shall enable Council to
require any person or corporation to enter into an agreement to satisfy any of the
matters or conditions as may be provided for in Section 51 or 53 of the Planning Act.
An application for a Consent or Plan of Subdivision shall be in accordance with the
requirements of the Planning Act. Additional information may be required in assessing
the appropriateness of the application. This may include the requirements for special
studies such as a Noise and Vibration Feasibility Study, an Archaeological Assessment,
an Environmental Impact Study of natural heritage feature or area, Minimum Distance
Separation, influence area, etc. Such studies shall be undertaken by the proponent at
his/her cost and does not guarantee the approval of any application. Applications may
not be further processed until such studies are submitted and deemed to be adequate.
Consent may be granted for the following purposes:
To create additional lots;
To correct lot boundaries;
To convey additional land to an adjacent lot provided the conveyance does not
lead to the creation of an undersized or irregularly shaped lot for the purpose
for which it is being or will be used;
To clarify title to the land;
To permit an easement;
To permit a severance for municipal or other government purposes.
Part-lot control may be used for existing Plans of Subdivision where it is necessary to
re-align lot boundaries to clarify or grant title, exact specific servicing requirements as a
condition of Consent, such as a road widening or to further control internal
development on a lot.
14.10.
Community Improvement
14.10.5.
Community Improvement may be used as permitted under Section 28 of
the Planning Act.
14.10.6.
Community improvement may be used to improve or upgrade
infrastructure, public service facilities and to maintain, restore or renew buildings
and properties. It can be used to achieving affordable housing goals, and
encouraging district energy systems, including geothermal energy. Council may
also use the sustainable community development features of the Planning Act such
as the restoration or redevelopment of brownfield sites, environmental site
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assessment, environmental remediation, development and redevelopment,
construction and reconstruction of lands and buildings for rehabilitation purpose
or for improving energy efficiency, buildings, structures, works improvements or
facilities to conserve cultural heritage resources.
14.10.7.
The intent of this Plan is to recognize the entire Township as a
Community Improvement Area.
14.10.8.
Within the Community Improvement Area, Council may undertake or
provide one (1) or more projects through the preparation of a Community
Improvement Project Area Plan.
14.10.9.
Council will use a Property Standards By-law to provide for the upgrading,
maintenance or restoration of buildings and properties.
14.10.10.
Council may make grants or loans towards the cost of rehabilitation of
lands and buildings in conformity with the Community Improvement Plan.
14.11.
Brownfields
Brownfield sites are sites where the environmental condition of the property and the
quality of the soil or groundwater, particular on formal industrial and waste-disposal
sites, may have the potential for adverse effects to human health or the natural
environment. Brownfield sites are defined in the Provincial Policy Statement as: means
undeveloped or previously developed properties that may be contaminated. They are
usually, but not exclusively, former industrial or commercial properties that may be
underutilized, derelict or vacant. The intent of this Plan is to identify and provide for
the rehabilitation of brownfields, wherever feasible as a component of community
improvement plans.
14.12.
Existing Uses
Nothing in this Plan shall affect the continuance of uses legally established under the
provisions of any Zoning By-law in force on the date of approval of this Plan or other
legally established land uses including uses that do not conform with the land use
designations as shown on Designations Plan, Schedule "B". Nothing in this Plan shall
prevent the reconstruction of a legal non-conforming uses which are inadvertently
destroyed by natural cause e.g. fire, flood, earthquake, nor prevent the maintenance,
repair or strengthening of any building to a safe condition.
It is the intent of this Plan that non-conforming uses, where they exist, should
eventually cease to exist. It may be desirable however, to permit the extension,
enlargement or change of a non-conforming use to a similar or more compatible use.
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14.13.
Lots of Record
Lots of record which are vacant may generally be used for building purposes provided
they front on and have direct access to a publicly maintained road, or meet the access
provisions of this Plan, can be adequately serviced with appropriate sewage disposal
and water supply services, and are used only for uses permitted in the zone in which
they are located. A minimum lot size may be established in the Zoning By-law to ensure
that lots are large enough to be developed for their intended use.
14.14.
Public Consultations
Public consultation regulations are imposed under the Planning Act for official plan
amendments, zoning by-laws, plans of subdivision, consents and minor variances. The
Township of Larder Lake is satisfied with the existing legislative requirements and feels
no need to provide or tailor new requirements for these processes.
14.15.
Complete Applications
Amendments to the Official Plan, and the Zoning By-law may be initiated by application
or by Council in compliance with the requirements of the Planning Act. Council intends
to consult with the public prior to making a decision on a planning application. This may
be in addition to any required statutory public meeting. Applications or development
for an Official Plan Amendment, a Zoning By-law Amendment, Site Plan Control, Minor
Variance, Subdivision/Condominium or Consent shall be reviewed for completeness. .
The Township/approval authority will not consider an application complete or may
refuse an application where studies or other information required by this Plan or the
Planning Act are not submitted as part of the application. These studies or information
may include, but are not limited to:
A Servicing Options Report;
A Hydrogeological Study and Water Supply Assessment Study including an
assessment of the carrying capacity or appropriate density of development;
A Stormwater Management Plan;
An Environmental Impact Study;
An Archaeological Assessment or a Heritage Impact Assessment
A Technical Report for development in proximity to a waste management
facility, industrial use or mineral/mineral aggregate use including an assessment
of impacts within an influence area or within a distance of any mine hazard;
A Traffic Study;
A Noise and Vibration Feasibility Study;
Minimum Distance Separation (MDS) calculations;
A Flooding and Erosion Assessment;
A Slope Stability Report;
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A Lake Capacity Assessment;
A Lake Management Plan;
A Planning Justification Report;
Public Consultation Strategy;
Financial Impact Assessment;
Wetland Impact Assessment;
Preliminary or Detailed Site Assessment for Species at Risk;
Lighting Plan or Study;
Blasting Impact Assessment;
Fish Habitat Impact Assessment;
Topographic Plan of Survey;
Record of Site Condition; or
A Visual Impact Assessment Report for an alternative energy facility19.
These studies may be in addition to other requirements set out in Ontario Regulation
543/06, 544/06 or 547/06.
Council/the approval authority may refuse to accept an application as complete in the
absence of required studies in support of an Official Plan Amendment, a Zoning By-law
Amendment, a Subdivision, Consent or Site Plan application.
All applications submitted under the Planning Act must include a public consultation
strategy.
14.16.
Review and Consistency with the Planning Act
Council's intent is to review planning applications for conformity with this Plan and to
ensure that applications are consistent with the provincial plans and the Provincial
Policy Statement. This Plan will be reviewed every five (5) years, in accordance with the
requirements of the Planning Act.
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15. Interpretation
15.2.
It is intended that the boundaries of the land use designations shown on
Designation Plan, Schedule "B" be considered as approximate. Boundaries are to be
considered absolute only where clearly bounded by roads, railways, rivers or streams or
other geographical barriers. Amendments to the Official Plan will not be required in
order to make minor adjustments to the boundaries of land use designations or
features or other symbols nor the location of roads, provided that in all cases, the
general intent of the Plan is preserved. Such minor deviations may not be reflected on
the Designation Plan, Schedule "B".
15.3.
It is intended that all figures and numerical quantities herein except where
several numbers of lots are specified, shall be considered as approximate unless
otherwise stated. Amendments to the Official Plan will not be required for any
reasonable variance from any of the proposed figures. A reasonable variance would be
permitting the rounding up or down to 'whole' numbers.
15.4.
Updates to the names of provincial ministries, references to specific provincial
legislation, regulations and related documents, may be made by the Clerk of the
municipality without an Official Plan Amendment pursuant to Section 21 of the
Planning Act.
15.5.
For the purposes of this Plan, it is interpreted that the existing use refers to the
land presently or actually in use and not necessarily the total land area or land holdings
of the property owner.
15.6.
Where examples of permitted uses are provided for in the land use policies of
this Plan, it is intended to indicate the possible range of uses considered appropriate
and not to be interpreted as all-encompassing unless otherwise stated as such.
However, all uses shall be in conformity with the general intent and policies of the
general land use designations of this Plan.
15.7.
Where an Act or portion of an Act is referred to in this Plan, such references will
be interpreted to include any subsequent legislation that may supersede the Act so
named.
15.8.
Reference shall be made to the Provincial Policy Statement 2014 for terms
defined and used in this Plan.